HomeMy WebLinkAbout11-27-18 Planning & Development Board Meeting Agenda
PLANNING & DEVELOPMENT BOARD AGENDA
The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on NOVEMBER 27TH,
2018 in COMMON COUNCIL CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Approx. Start Time
1 Agenda Review 6:00
2 Special Order of Business – Planning Report on ILPC recommendation to designate the former Delaware,
Lackawanna, & Western Railroad Station at 701 West Seneca Street.
6:05
3 Privilege of the Floor (3-minute maximum per person ― if you will be speaking about a project with a scheduled
PUBLIC HEARING below Ø, you are highly encouraged to speak at that time)
6:20
4 Approval of Minutes: October 23, 2018 6:35
5 Site Plan Review
A Project: Chain Works District Redevelopment Plan (FGEIS) 6:40
Location: 620 S. Aurora St.
Applicant: Jamie Gensel for David Lubin of Unchained Properties
Actions: Distribution of FGEIS & Review of Schedule – No Action
Project Description: The proposed Chain Works District seeks to redevelop and rehabilitate the +/-800,000 sf
former Morse Chain/Emerson Power Transmission facility, located on a 95-acre parcel traversing the City and
Town of Ithaca’s municipal boundary. The applicant has applied for a Planned Unit Development (PUD) for
development of a mixed-use district, which includes residential, commercial, office, and manufacturing. The site’s
redevelopment would bridge South Hill and Downtown Ithaca, the Town and the City of Ithaca, by providing
multiple intermodal access routes including a highly-desired trail connection. The project will be completed in
multiple phases over a period of several years with the initial phases involving the redevelopment of the existing
structures. Current redevelopment of this property will focus on retrofitting existing buildings and infrastructure
for new uses. Using the existing structures, residential, commercial, studio workspaces, and office development
are proposed to be predominantly within the City of Ithaca, while manufacturing will be within both the Town and
City of Ithaca.
B Project: North Campus Residential Expansion (NCRE) 6:55
Location: Cornell University Campus
Applicant: Trowbridge Wolf Michaels for Cornell University
Actions: Review of FEAF Part 3
Project Description: The applicant proposes to construct two residential complexes (one for sophomores and the
other for freshmen) on two sites on North Campus. The sophomore site will have four residential buildings with
800 new beds and associated program space totaling 299,900 SF and a 59,700 SF, 1,200-seat, dining facility. The
sophomore site is mainly in the City of Ithaca with a small portion in the Village of Cayuga Heights; however, all
buildings are in the City. The freshman site will have three new residential buildings (each spanning the City and
Town line) with a total of 401,200 SF and 1,200 new beds and associated program space – 223,400 of which is in
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
JoAnn Cornish, Director
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
Start Times: Start times are approximate only — APPLICANTS are responsible for being available at whatever time(s) their agenda item(s) is actually discussed.
Pg. 2
Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented
personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding.
"An Equal Opportunity Employer with a commitment to workforce diversification."
the City, and 177,800 of which is in the Town. The buildings will be between two and six stories using a modern
aesthetic. The project is in three zoning districts: the U-I zoning district in the City in which the proposed five
stories and 55 feet are allowed; the Low Density Residential District (LDR) in the Town which allows for the
proposed two-story residence halls (with a special permit); and the Multiple Housing District within Cayuga
Heights in which no buildings are proposed. This has been determined to be a Type I Action under the City of
Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State
Environmental Quality Review Act (“SEQRA”) § 617.4 (b)(5)(iii).
All NCRE materials are available for download at: http://www.cityofithaca.org/DocumentCenter/Index/811
C Project: Apartments (12 Units) 7:25
Location: 327 W Seneca Street
Applicant: Noah Demarest for Visum Development
Actions: Consideration of Preliminary & Final Site Plan Approval
Project Description: The applicant is proposing to construct a three-story apartment building with 12 units.
Project development requires the removal of the exiting building and parking area. The project will include
exterior bike storage, a trash enclosure, walkways, landscaping, signage, and lighting. The project is in the B2-d
Zoning District and has received the required variances for front-, side-, and rear-yard setbacks. A small portion at
the rear of the property is in the CDB-60 District. The project has received Design Review. This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental
Quality Review Act (“SEQRA”), for which the Lead Agency made a Negative Determination of Environmental
Significance on September 25, 2018.
D Project: Falls Park Apartments (74 Units) 7:35
Location: 121-125 Lake Street
Applicant: IFR Development LLC
Actions: Public Hearing Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to build a 133,000 GSF, four-story apartment building and associated
site improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a mix
of one- and two-bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20 surface
spaces and 65 covered spaces under the building). Site improvements include an eight-foot wide public walkway
located within the dedicated open space on adjacent City Property (as required per agreements established
between the City and the property owner in 2007) and is to be cons tructed by the project sponsor. The project
site is currently in the New York State Brownfield Cleanup Program (BCP). Before site development can occur, the
applicant is required to remediate the site based on soil cleanup objectives for restricted residential use. A
remedial investigation (RI) was recently completed at the site and was submitted to NYSDEC in August 2018. The
project is in the R-3a Zoning District and requires multiple variances. This is a Type I Action under the City of Ithaca
Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1) (h)[2], (k) and (n) and the State Environmental
Quality Review Act (“SEQRA”) §617-4 (b) (11).
Pg. 3
Out of consideration for the health of other individuals, please try to refrain from using perfume/cologne and other scented
personal care products at City of Ithaca meetings. Thank you for your cooperation and understanding.
"An Equal Opportunity Employer with a commitment to workforce diversification."
E Project: New Two-Family Dwellings 7:55
Location: 815-817 N Aurora
Applicant: Stavros Stavropoulos
Actions: Declaration of Lead Agency Review of SEAF Parts 2 & 3
Project Description: The applicant proposes to demolish an existing two-family residential structure and construct
two new 1,290 SF two-family dwellings on a 9,590 SF lot. The existing residential building is a legally non-
conforming building with a side setback deficiency (2.9 feet instead of the required 5 feet). The proposed
redevelopment will include four parking spaces for four three-bedroom apartments. The applicant is requesting
the Board’s approval to use the landscaping compliance method for parking arrangement. The project site is
located in the R-2b Zoning District and meets all applicable zoning lot and setback requirements. This is an Unlisted
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the State Environmental
Quality Review Act (“SEQRA”).
F Project: Maguire Lincoln 8:15
Location: 370 Elmira Road
Applicant: John Snyder Architects PLLC
Actions: Declaration of Lead Agency Review of FEAF Parts 2 & 3
Project Description: The applicant proposes to demolish a portion of the existing building and construct two
additions with updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for
demolition. The new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian
walking path, and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate
customer, service parking, employee, and display parking. Landscape design will improve vegetative cover;
however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%). The project site is located
in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning variance for a front
yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum permitted, 69-feet 3-inch
setback proposed). This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”) and the State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I
Action for the purpose of environmental review.
G Sketch Plan – 312 E Seneca Street, Jagat Sharma 8:35
H Sketch Plan – 114 Catherine Street, Jagat Sharma 8:55
I Sketch Plan – 130 Cherry Street, Residential, Vecino Group
9:15
6 Old/New Business 9:35
7 Reports
A. Planning Board Chair
B. BPW Liaison
C. Director of Planning & Development
9:40
8 Adjournment 10:00
If you have a disability & would like specific
accommodation to participate, please
contact the City Clerk at 274-6570 by 12:00
p.m., 2-3 business days (not including
weekends/holidays) before the meeting.
1
Proposed Local Historic Landmark Designation of the Former Delaware, Lackawanna, & Western
Railroad Station at 701 West Seneca Street
Board of Planning & Development, Meeting Held November 27, 2018
Moved by K. Olson, seconded by D. Kramer and unanimously approved
At the regular monthly meeting on November 13, 2018 the Ithaca Landmarks Preservation
Commission (“ILPC”) by unanimous vote recommended designation of the Former Delaware,
Lackawanna, & Western Railroad Station at 701 West Seneca Street as an Individual Local Landmark.
A map showing the location of the station and a summary of its historic and architectural significance
are attached to this report.
As set forth in Section 228-3 of the Municipal Code, Landmarks Preservation,
“The Planning Board shall file a report with the Council with respect to the relation of such
designation to the comprehensive plan, the zoning laws, projected public improvements, and
any plans for the renewal of the site or area involved.”
The following report has been prepared to address these considerations.
1. Relation to the Comprehensive Plan
The City of Ithaca adopted “Plan Ithaca” as Phase I of the Comprehensive Plan on August 17, 2015,
which identifies the goals of the waterfront mixed use area as the creation of a mixed use district,
including commercial and housing with an emphasis on uses that create an active waterfront
environment. To develop recommendations for the plan and for the zoning, the City established a
waterfront working group made up of 17 members of the public and City Planning Staff. Designation
of the former Delaware, Lackawanna & Western Railroad Station at 701 West Seneca Street is
supported by the waterfront working group and is consistent with the waterfront land use plan
developed for the area and adopted by Common Council on August 2, 2017.
“Plan Ithaca” offers the following goals and recommendations related to Historic Preservation:
x 5.2.2 All historic resources worthy of preservation will be protected, whether formally
designated or not.
x 5.2.4 Existing historic buildings will be rehabilitated or adaptively reused rather than
demolished.
x 5.2.5 New construction within or adjacent to historic districts or individually listed landmarks
will be compatible with the existing built environment.
x 5.2[C] Continue to designate resources identified as historically or architecturally significant.
x 5.2[Q] Use patterns of traditional design – including detailing, materiality, size mass, form,
rhythm and scale – which all enhance the sense of place within historic neighborhoods, to
inform future development.
2
The Comprehensive plan identifies the following characteristics for the waterfront character area:
The area will consist of mixed-use development including commercial and housing, with
an emphasis on uses that create an active waterfront environment. There will be a focus
on the preservation and enhancement of water related uses. New development should
protect viewsheds and allow public access to the waterfront. Pedestrian and bicycle
connections should be improved, particularly to adjacent mixed-use areas. Development
space in the waterfront area is at a premium and reducing the impacts of parking in new
development should be carefully considered.
Designation of the Former Delaware, Lackawanna & Western Railroad Station at 701 West
Seneca Street is consistent with the historic preservation goals and desired character of the
Waterfront district. Furthermore, designation of the station will encourage new construction
and redevelopment projects to be consistent in character.
2. Relation to Zoning Laws
The property is located in the WE/WD West End / Waterfront District, which was established to
encourage creation of a mixed-use district with particular emphasis on appropriate waterfront
development that encourages a mix of uses.
Local designation will not affect building uses permitted under the Zoning Ordinance. Building height
for properties located along the waterfront are restricted to 2-3 stories for the first ten feet of depth
of the building, and can subsequently be constructed to up to five stories. The existing building is a
single story, prairie style brick rectangular building. Any proposed exterior alterations or additions to
the structure would be subject to ILPC review to assess the visual and historic compatibility. Historic
3. Relation to Projected Public Improvements
There are no plans for public improvements in the area at this time. Designation will not prevent a
future development in project area. Local landmark designation requires that any future public
improvements in the area undergo review and approval by the Ithaca Landmarks Preservation
Commission before work commences.
4. Relation to Plans for Renewal of the Site or the Area
There are no plans in the City’s Community Development Block Grant program or by the Ithaca Urban
Renewal Agency for renewal of this site or the nearby area. Local landmark designation requires that
any private proposal for material change of the exterior of the building or site undergo review and
approval by the Ithaca Landmarks Preservation Commission before work commences.
ILPC Meeting – 11/13/18
Resolution - RB
RE: Local Historic Landmark Designation of the former Delaware, Lackawanna & Western
Railroad Station at 701 West Seneca Street
RESOLUTION:
WHEREAS, as set forth in Section 228-3 of the Municipal Code, the Ithaca Landmarks Preservation
Commission (ILPC) may recommend the designation of historic landmarks and
districts of historic and cultural significance, and
WHEREAS, a public hearing held on Tuesday, November 13, 2018, for the purpose of considering
a proposal to designate the former Delaware, Lackawanna & Western (D.L.&W.)
Railroad Station at 701 West Seneca Street as a City of Ithaca landmark has been
concluded, and
WHEREAS, the ILPC has reviewed the New York State Building-Structure Inventory Form dated
September 1, 2002, including the Narrative Description of Property and the Narrative
Description of Significance prepared by Maria K. Meiser, and
WHEREAS, the designation of historic landmarks is a "Type II Action" under the New York State
Environmental Quality Review Act (Sec. 617.5(C)(30) and an "Unlisted Action" under
the City Environmental Quality Review Ordinance, (CEQR Sec. 176-2) for which no
further environmental review is required, and
WHEREAS, consideration of the former D.L.&W. Railroad Station as an historic resource was
recommended by the Waterfront Working Group in a resolution dated August 24,
2018, and
WHEREAS, the Waterfront Working Group’s resolution (attached) states “the former Delaware,
Lackawanna & Western Railroad Station at 701 West Seneca Street was identified as [a
resource that might have historical or architectural value] and the consideration of its
local designation is included as a recommendation in the draft plan,” and
WHEREAS, Section 228-3 of the Municipal Code defines the criteria for designation of an
individual landmark as follows:
1. Possesses special character or historic or aesthetic interest or value as part of the
cultural, political, economic, or social history of the locality, region, state, or nation; or
2. Is identified with historically significant person(s) or event(s); or
3. Embodies the distinguishing characteristics of an architectural style; or
4. Is the work of a designer whose work has significantly influenced an age; or
5. Represents an established and familiar visual feature of the community by virtue of
its unique location or singular physical characteristics.
Ithaca Landmarks Preservation Commission
Meeting Held Tuesday, November 13, 2018
Former Delaware, Lackawanna & Western Railroad Station
2
RESOLVED, that the Commission adopts as its own, the documentation and information more
fully set forth in the expanded New York State Building-Structure Inventory Form
dated September 1, 2002, and be it further
RESOLVED, that the Commission has made the following findings of fact concerning the
proposed designation.
As described in the Narrative Description of Significance portion of the New York State
Building-Structure Inventory Form prepared by Maria K. Meiser and dated
September 1, 2002, the former Delaware, Lackawanna & Western Railroad Station is
a structure deemed worthy of preservation by reason of their value to the city as
enumerated below:
Per criterion 1, the former D.L.&W. Railroad Station possesses special historical
and aesthetic interest as a part of the development, heritage and cultural
characteristics of the City of Ithaca as an intact remnant of a historically
significant era of railroad transportation in Ithaca.
As noted in the Building-Structure Inventory Form, the D.L.&W. Railroad
Company shifted its focus from the transportation of regionally-mined
anthracite coal to the passenger service in the early-twentieth century. This
shift resulted in extensive changes and improvements along the railroad line,
including standardized tracks, increased safety through the installation of new
signaling devices, modernized trains and stations, and hundreds of miles of
new track. Led by William Truesdale, the President of the D.L.&W. Railroad
Company between 1899 and 1925, this expansive campaign to modernize the
line was one of the most ambitious of the era and resulted in the
construction of 185 new train stations and freight depots and the installation
of over 900 miles of new railroad track. The former D.L.&W. Railroad
Station in Ithaca was constructed as part of this campaign and was
specifically designed to provide an impressive gateway into the community
and to meet the needs of the rapidly expanding Cornell student population.
New stations were also built along the mainlines to Buffalo and Syracuse, as
well as in Cortland, Owego, Whitney Point and Minetto. The improvements
to the D.L.&W. passenger line during this period improved connections to
Ithaca from other metropolitan areas and help secure its status a major
regional hub.
Per criterion 3, the former D.L.&W. Railroad Station embodies the distinguishing
characteristics of an architectural style. The railroad station is an excellent local
example of a Prairie-Style passenger train station.
As noted in the Building-Structure Inventory Form, the Prairie Style
developed in Chicago and became popular during the first two decades of
Ithaca Landmarks Preservation Commission
Meeting Held Tuesday, November 13, 2018
Former Delaware, Lackawanna & Western Railroad Station
3
the twentieth century. Typical features of this architectural style include:
symmetrical, often square or rectangular, heavy massing with a strong
emphasis on horizontality; low-pitched, generally hipped roofs with wide
eaves; and multi-paned, casement windows and doors. The massing, roof
form and fenestration of the former D.L.&W. Railroad Station reflect these
important characteristics of the Prairie Style. The one-story, rectangular,
brick station is capped by a low-pitched, hipped roof with wide overhanging
eaves, creating a sheltered area along all sides of the building. The
horizontality of the brick building is emphasized by a water table and belt
course in a contrasting, light-colored cast stone material and a brick soldier
course of brick along the tops of the doors and windows. The building’s
paired casement windows with triple-light transoms are also indicative of this
style.
The building gains additional architectural significance from its architectural
references to Cornell University and Ithaca as a “college city.” Red, white,
and green Rookwood tile mosaics on the interior and exterior of the building
form small pennants that were intended to reflect the collegiate character of
the community. The property’s original “Cornell flagpole” also referenced
the university’s colors.
Per criterion 4, the former D.L.&W. Railroad Station is the work of a designer
whose work has significantly influenced an age. As noted in the Building-
Structure Inventory Form, the railroad station is characteristic example of the work of
Frank J. Nies, the official architect of the D.L.&W. Railroad Company between 1899
and 1925.
As noted in the Building-Structure Inventory Form, Frank J. Nies was a
Hoboken-based architect who designed numerous railroad stations and
buildings in New York, Pennsylvania, and New Jersey for the D.L.&W.
Railroad Company between 1899 and 1925. While Nies designed buildings in
several styles, the small passenger stations he designed for the D.L.&W.
Railroad Company are characterized by their distinct Priarie Style, an
architectural mode that became increasingly popular during his tenure with the
company. Examples of his work throughout the region exhibit a low,
elongated massing typical of the Prairie Style and detailing borrowed of the
Renaissance Revival and Arts and Crafts models. His major works include train
terminals in Newark, Morristown and Boonton, New Jersey, and Scranton,
Pennsylvania, and small passenger stations in communities throughout New
York, Pennsylvania and New Jersey.
RESOLVED, that the Ithaca Landmarks Preservation Commission, determines that based on the
findings set forth above, the former Delaware, Lackawanna & Western Railroad
Ithaca Landmarks Preservation Commission
Meeting Held Tuesday, November 13, 2018
Former Delaware, Lackawanna & Western Railroad Station
4
Station meets criteria 1, 3 and 4 defining a Local Landmark as set forth in Section 228-
3 of the Municipal Code, Landmarks Preservation, and be it further
RESOLVED, that the Commission hereby recommends the designation of the former Delaware,
Lackawanna & Western Railroad Station at 701 West Seneca Street, and the adjacent
areas identified as tax parcel #73.-5-2.1, as a City of Ithaca landmark.
RECORD OF VOTE:
Moved by: 0
Seconded by: 0
In favor: 0
Against: 0
Abstain: 0
Absent: 0
Vacancies: 0
August 24, 2018
Waterfront Working Group
RESOLUTION: Recommendation to Consider the Designation of the Former
Delaware,
Lackawanna, & Western Railroad Station at 701 West Seneca Street as an
Individual Local Landmark
WHEREAS, the Waterfront Working Group was established to develop an area plan for the
waterfront study area, with the specific charge to “outline desired land uses for the waterfront area”
and “address issues related to a broad range of topics,” and
WHEREAS, as part of the execution of this charge, the group has reviewed the topic of historic
preservation as it relates to the study area and found the preservation of significant historic
resources an important part of the land use plan for the study area, and
WHEREAS, the group has identified a few resources that might have historical or architectural
value and has incorporated a list of these “historic resources worthy of further research” into the
draft plan for the area, and
WHEREAS, the former Delaware, Lackawanna & Western (DL&W) Railroad Station at 701 West
Seneca Street was identified as one of these resources and the consideration of its local designation
is included as a recommendation in the draft plan, and
WHEREAS, recent programmatic changes at the former DL&W Railroad Station could result in
physical changes to this potentially historic resource in the near future and before the adoption of
the draft plan by Common Council, and
RESOLVED, The Waterfront Working Group requests that the Ithaca Landmarks Preservation
Commission review the New York State Historic Structure Inventory Form for the former
Delaware, Lackawanna & Western Railroad Station at 701 West State Street to determine if this
resource meets criteria for local designation, and be it further
RESOLVED, that, if the resource does meet criteria for local designation enumerated in Section
228-3 of the City of Ithaca Municipal Code, the Waterfront Working Group supports and
encourages the local designation of the former DL&W Railroad Station as an individual local
landmark and encourages the ILPC to make a recommendation to Common Council to designate
the resource as such.
RECORD OF VOTE:
Moved by: Laura Lewis
Seconded by: McKenzie Jones
In Favor: passes unanimously
Steve Flash, Laura Lewis, Steve Flash, McKenzie jones, Sam Buggelin, George McGonigal, Cheryl
Barton, Patrice Lockert-Anthony
Continuation Sheet, Page 2
Delaware, Lackawanna & Western Railroad Station
Ithaca, New York
12. PHOTOGRAPHS
West façade – August 2018
Detail: Tile Mosaic – August 2018 Detail: Paired Windows – August 2018
Continuation Sheet, Page 3
Delaware, Lackawanna & Western Railroad Station
Ithaca, New York
13. MAP
Page 1 of 10
Full Environmental Assessment Form
Part 2 - Identification of Potential Project Impacts
Part 2 is to be completed by the lead agency. Part 2 is designed to help the lead agency inventory all potential resources that could
be affected by a proposed project or action. We recognize that the lead agency=s reviewer(s) will not necessarily be environmental
professionals. So, the questions are designed to walk a reviewer through the assessment process by providing a series of questions that
can be answered using the information found in Part 1. To further assist the lead agency in completing Part 2, the form identifies the
most relevant questions in Part 1 that will provide the information needed to answer the Part 2 question. When Part 2 is completed, the
lead agency will have identified the relevant environmental areas that may be impacted by the proposed activity.
If the lead agency is a state agency and the action is in any Coastal Area, complete the Coastal Assessment Form before proceeding
with this assessment.
Tips for completing Part 2:
Review all of the information provided in Part 1.
Review any application, maps, supporting materials and the Full EAF Workbook.
Answer each of the 18 questions in Part 2.
If you answer “Yes” to a numbered question, please complete all the questions that follow in that section.
If you answer “No” to a numbered question, move on to the next numbered question.
Check appropriate column to indicate the anticipated size of the impact.
Proposed projects that would exceed a numeric threshold contained in a question should result in the reviewing agency
checking the box “Moderate to large impact may occur.”
The reviewer is not expected to be an expert in environmental analysis.
If you are not sure or undecided about the size of an impact, it may help to review the sub-questions for the general
question and consult the workbook.
When answering a question consider all components of the proposed activity, that is, the Awhole action@.
Consider the possibility for long-term and cumulative impacts as well as direct impacts.
Answer the question in a reasonable manner considering the scale and context of the project.
1. Impact on Land
Proposed action may involve construction on, or physical alteration of, NO YES
the land surface of the proposed site. (See Part 1. D.1)
If “Yes”, answer questions a - j. If “No”, move on to Section 2.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may involve construction on land where depth to water table is
less than 3 feet.E2d
b. The proposed action may involve construction on slopes of 15% or greater.E2f
c. The proposed action may involve construction on land where bedrock is exposed, or
generally within 5 feet of existing ground surface.
E2a
d. The proposed action may involve the excavation and removal of more than 1,000 tons
of natural material.
D2a
e. The proposed action may involve construction that continues for more than one year
or in multiple phases.
D1e
f. The proposed action may result in increased erosion, whether from physical
disturbance or vegetation removal (including from treatment by herbicides).
D2e, D2q
g. The proposed action is, or may be, located within a Coastal Erosion hazard area.B1i
h. Other impacts: _______________________________________________________
___________________________________________________________________
"HFODZ6TF0OMZ<*GBQQMJDBCMF>
1SPKFDU
%BUF
Cornell N. Campus Residential Expansion
11-7-18
✔
✔
✔
✔
✔
✔
✔
✔
Page 2 of 10
2. Impact on Geological Features
The proposed action may result in the modification or destruction of, or inhibit
access to, any unique or unusual land forms on the site (e.g., cliffs, dunes, NO YES
minerals, fossils, caves). (See Part 1. E.2.g)
If “Yes”, answer questions a - c. If “No”, move on to Section 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Identify the specific land form(s) attached: ________________________________
___________________________________________________________________
E2g
b. The proposed action may affect or is adjacent to a geological feature listed as a
registered National Natural Landmark.
Specific feature: _____________________________________________________
E3c
c. Other impacts: ______________________________________________________
___________________________________________________________________
3. Impacts on Surface Water
The proposed action may affect one or more wetlands or other surface water NO YES
bodies (e.g., streams, rivers, ponds or lakes). (See Part 1. D.2, E.2.h)
If “Yes”, answer questions a - l. If “No”, move on to Section 4.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may create a new water body. D2b, D1h
b. The proposed action may result in an increase or decrease of over 10% or more than a
10 acre increase or decrease in the surface area of any body of water.
D2b
c. The proposed action may involve dredging more than 100 cubic yards of material
from a wetland or water body.
D2a
d. The proposed action may involve construction within or adjoining a freshwater or
tidal wetland, or in the bed or banks of any other water body.
E2h
e. The proposed action may create turbidity in a waterbody, either from upland erosion,
runoff or by disturbing bottom sediments.
D2a, D2h
f. The proposed action may include construction of one or more intake(s) for withdrawal
of water from surface water.
D2c
g. The proposed action may include construction of one or more outfall(s) for discharge
of wastewater to surface water(s).
D2d
h. The proposed action may cause soil erosion, or otherwise create a source of
stormwater discharge that may lead to siltation or other degradation of receiving
water bodies.
D2e
i. The proposed action may affect the water quality of any water bodies within or
downstream of the site of the proposed action.
E2h
j. The proposed action may involve the application of pesticides or herbicides in or
around any water body.
D2q, E2h
k. The proposed action may require the construction of new, or expansion of existing,
wastewater treatment facilities.
D1a, D2d
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
Page 3 of 10
l. Other impacts: _______________________________________________________
___________________________________________________________________
4. Impact on groundwater
The proposed action may result in new or additional use of ground water, or NO YES
may have the potential to introduce contaminants to ground water or an aquifer.
(See Part 1. D.2.a, D.2.c, D.2.d, D.2.p, D.2.q, D.2.t)
If “Yes”, answer questions a - h. If “No”, move on to Section 5.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may require new water supply wells, or create additional demand
on supplies from existing water supply wells.
D2c
b. Water supply demand from the proposed action may exceed safe and sustainable
withdrawal capacity rate of the local supply or aquifer.
Cite Source: ________________________________________________________
D2c
c. The proposed action may allow or result in residential uses in areas without water and
sewer services.
D1a, D2c
d. The proposed action may include or require wastewater discharged to groundwater.D2d, E2l
e. The proposed action may result in the construction of water supply wells in locations
where groundwater is, or is suspected to be, contaminated.
D2c, E1f,
E1g, E1h
f. The proposed action may require the bulk storage of petroleum or chemical products
over ground water or an aquifer.
D2p, E2l
g. The proposed action may involve the commercial application of pesticides within 100
feet of potable drinking water or irrigation sources.
E2h, D2q,
E2l, D2c
h. Other impacts: ______________________________________________________
__________________________________________________________________
5. Impact on Flooding
The proposed action may result in development on lands subject to flooding. NO YES
(See Part 1. E.2)
If “Yes”, answer questions a - g. If “No”, move on to Section 6.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in development in a designated floodway.E2i
b. The proposed action may result in development within a 100 year floodplain.E2j
c. The proposed action may result in development within a 500 year floodplain.E2k
d. The proposed action may result in, or require, modification of existing drainage
patterns.
D2b, D2e
e. The proposed action may change flood water flows that contribute to flooding.D2b, E2i,
E2j, E2k
f. If there is a dam located on the site of the proposed action, dam
E1e
✔
✔
✔
✔
✔
✔
✔
✔
Page 4 of 10
g. Other impacts: ______________________________________________________
___________________________________________________________________
6. Impacts on Air
The proposed action may include a state regulated air emission source. NO YES
(See Part 1. D.2.f., D,2,h, D.2.g)
If “Yes”, answer questions a - f. If “No”, move on to Section 7.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. If the proposed action requires federal or state air emission permits, the action may
also emit one or more greenhouse gases at or above the following levels:
i. More than 1000 tons/year of carbon dioxide (CO2)
ii. More than 3.5 tons/year of nitrous oxide (N2)
iii. More than 1000 tons/year of carbon equivalent of perfluorocarbons (PFCs)
iv. More than .045 tons/year of sulfur hexafluoride (SF6)
v. More than 1000 tons/year of carbon dioxide equivalent of
hydrochloroflurocarbons (HFCs) emissions
vi. 43 tons/year or more of methane
D2g
D2g
D2g
D2g
D2g
D2h
b. The proposed action may generate 10 tons/year or more of any one designated
hazardous air pollutant, or 25 tons/year or more of any combination of such hazardous
air pollutants.
D2g
c. The proposed action may require a state air registration, or may produce an emissions
rate of total contaminants that may exceed 5 lbs. per hour, or may include a heat
source capable of producing more than 10 million BTU=s per hour.
D2f, D2g
d.The proposed action may reach 50% of any of the thresholds in “a”through “c”,
above.
D
e. The proposed action may result in the combustion or thermal treatment of more than 1
ton of refuse per hour.
D2s
f. Other impacts: ______________________________________________________
__________________________________________________________________
7.Impact on Plants and Animals
The proposed action may result in a loss of flora or fauna. (See Part 1. E.2. m.-q.) NO YES
If “Yes”, answer questions a - j. If “No”, move on to Section 8.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a.The proposed action may cause reduction in population or loss of individuals of any
threatened or endangered species, as listed by New York State or the Federal
government, that use the site, or are found on, over, or near the site.
E2o
b. The proposed action may result in a reduction or degradation of any habitat used by
any rare, threatened or endangered species, as listed by New York State or the federal
government.
E2o
c. The proposed action may cause reduction in population, or loss of individuals, of any
species of special concern or conservation need, as listed by New York State or the
Federal government, that use the site, or are found on, over, or near the site.
E2p
d. The proposed action may result in a reduction or degradation of any habitat used by
any species of special concern and conservation need, as listed by New York State or
the Federal government.
E2p
✔
✔
✔
✔
✔
✔
Page 5 of 10
e. The proposed action may diminish the capacity of a registered National Natural
Landmark to support the biological community it was established to protect.
E3c
f. The proposed action may result in the removal of, or ground disturbance in, any
portion of a designated significant natural community.
Source: ____________________________________________________________
E2n
g. The proposed action may substantially interfere with nesting/breeding, foraging, or
over-wintering habitat for the predominant species that occupy or use the project site.E2m
h. The proposed action requires the conversion of more than 10 acres of forest,
grassland or any other regionally or locally important habitat.
Habitat type & information source: ______________________________________
__________________________________________________________________
E1b
i. Proposed action (commercial, industrial or recreational projects, only) involves use of
herbicides or pesticides.
D2q
j. Other impacts: ______________________________________________________
__________________________________________________________________
8. Impact on Agricultural Resources
The proposed action may impact agricultural resources. (See Part 1. E.3.a. and b.) NO YES
If “Yes”, answer questions a - h. If “No”, move on to Section 9.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may impact soil classified within soil group 1 through 4 of the
NYS Land Classification System.
E2c, E3b
b. The proposed action may sever, cross or otherwise limit access to agricultural land
(includes cropland, hayfields, pasture, vineyard, orchard, etc).
E1a, Elb
c. The proposed action may result in the excavation or compaction of the soil profile of
active agricultural land.
E3b
d. The proposed action may irreversibly convert agricultural land to non-agricultural
uses, either more than 2.5 acres if located in an Agricultural District, or more than 10
acres if not within an Agricultural District.
E1b, E3a
e. The proposed action may disrupt or prevent installation of an agricultural land
management system.
El a, E1b
f. The proposed action may result, directly or indirectly, in increased development
potential or pressure on farmland.
C2c, C3,
D2c, D2d
g. The proposed project is not consistent with the adopted municipal Farmland
Protection Plan.
C2c
h. Other impacts: ________________________________________________________
✔
✔
✔
✔
✔Project will disturb approx 26 acres and remove 291 trees and other vegetation
✔
Page 6 of 10
9. Impact on Aesthetic Resources
The land use of the proposed action are obviously different from, or are in NO YES
sharp contrast to, current land use patterns between the proposed project and
a scenic or aesthetic resource. (Part 1. E.1.a, E.1.b, E.3.h.)
If “Yes”, answer questions a - g. If “No”, go to Section 10.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Proposed action may be visible from any officially designated federal, state, or local
scenic or aesthetic resource.
E3h
b. The proposed action may result in the obstruction, elimination or significant
screening of one or more officially designated scenic views.
E3h, C2b
c. The proposed action may be visible from publicly accessible vantage points:
i. Seasonally (e.g., screened by summer foliage, but visible during other seasons)
ii. Year round
E3h
d. The situation or activity in which viewers are engaged while viewing the proposed
action is:
i. Routine travel by residents, including travel to and from work
ii. Recreational or tourism based activities
E3h
E2q,
E1c
e. The proposed action may cause a diminishment of the public enjoyment and
appreciation of the designated aesthetic resource.
E3h
f. There are similar projects visible within the following distance of the proposed
project:
0-1/2 mile
½ -3 mile
3-5 mile
5+ mile
D1a, E1a,
D1f, D1g
g. Other impacts: ______________________________________________________
__________________________________________________________________
10. Impact on Historic and Archeological Resources
The proposed action may occur in or adjacent to a historic or archaeological NO YES
resource. (Part 1. E.3.e, f. and g.)
If “Yes”, answer questions a - e. If “No”, go to Section 11.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may occur wholly or partially within, or substantially contiguous
to, any buildings, archaeological site or district which is listed on or has been
nominated by the NYS Board of Historic Preservation for inclusion on the State or
National Register of Historic Places.
E3e
b. The proposed action may occur wholly or partially within, or substantially contiguous
to, an area designated as sensitive for archaeological sites on the NY State Historic
Preservation Office (SHPO) archaeological site inventory.
E3f
c. The proposed action may occur wholly or partially within, or substantially contiguous
to, an archaeological site not included on the NY SHPO inventory.
Source: ____________________________________________________________
E3g
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔Project is visible from the Cornell Heights Historic District. Project changes the
view along Triphammer Road See Part 3
✔
✔
✔
✔
Cite Arch Report
Page 7 of 10
d. Other impacts: ______________________________________________________
__________________________________________________________________
e.
If any of the above (a-d) are answered “
”, continue with the following questionsto help support conclusions in Part 3:
i. The proposed action may result in the destruction or alteration of all or part
of the site or property.
ii. The proposed action may result in the alteration of the property’s setting or
integrity.
iii. The proposed action may result in the introduction of visual elements which
are out of character with the site or property, or may alter its setting.
E3e, E3g,
E3f
E3e, E3f,
E3g, E1a,
E1b
E3e, E3f,
E3g, E3h,
C2, C3
11. Impact on Open Space and Recreation
The proposed action may result in a loss of recreational opportunities or a NO YES
reduction of an open space resource as designated in any adopted
municipal open space plan.
(See Part 1. C.2.c, E.1.c., E.2.q.)
If “Yes”, answer questions a - e. If “No”, go to Section 12.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in an impairment of natural functions, or “ecosystem
services”, provided by an undeveloped area, including but not limited to stormwater
storage, nutrient cycling, wildlife habitat.
D2e, E1b
E2h,
E2m, E2o,
E2n, E2p
b. The proposed action may result in the loss of a current or future recreational resource.C2a, E1c,
C2c, E2q
c. The proposed action may eliminate open space or recreational resource in an area
with few such resources.
C2a, C2c
E1c, E2q
d. The proposed action may result in loss of an area now used informally by the
community as an open space resource.
C2c, E1c
e. Other impacts: _____________________________________________________
_________________________________________________________________
12. Impact on Critical Environmental Areas
The proposed action may be located within or adjacent to a critical NO YES
environmental area (CEA). (See Part 1. E.3.d)
If “Yes”, answer questions a - c. If “No”, go to Section 13.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may result in a reduction in the quantity of the resource or
characteristic which was the basis for designation of the CEA.
E3d
b. The proposed action may result in a reduction in the quality of the resource or
characteristic which was the basis for designation of the CEA.
E3d
c. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
✔
✔
✔
✔
✔
✔
✔The project results in some loss of greenspace on North Campus
✔
Page 8 of 10
13. Impact on Transportation
The proposed action may result in a change to existing transportation systems. NO YES
(See Part 1. D.2.j)
If “Yes”, answer questions a - . If “No”, go to Section 14.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. Projected traffic increase may exceed capacity of existing road network.
D2j
b. The proposed action may result in the construction of paved parking area for 500 or
more vehicles.
D2j
c. The proposed action will degrade existing transit access.
D2j
d. The proposed action will degrade existing pedestrian or bicycle accommodations.
D2j
.The proposed action ma y alter the present pattern of movement of people or goods.D2j
. Other impacts: ______________________________________________________
__________________________________________________________________
14. Impact on Energy
The proposed action may cause an increase in the use of any form of energy. NO YES
(See Part 1. D.2.k)
If “Yes”, answer questions a - e. If “No”, go to Section 15.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action will require a new, or an upgrade to an existing, substation. D2k
b. The proposed action will require the creation or extension of an energy transmission
or supply system to serve more than 50 single or two-family residences or to serve a
commercial or industrial use.
D1f,
D1q, D2k
c. The proposed action may utilize more than 2,500 MWhrs per year of electricity.D2k
d. The proposed action may involve heating and/or cooling of more than 100,000 square
feet of building area when completed.
D1g
e. Other Impacts: ________________________________________________________
____________________________________________________________________
15. Impact on Noise, Odor, and Light
The proposed action may result in an increase in noise, odors, or outdoor lighting. NO YES
(See Part 1. D.2.m., n., and o.)
If “Yes”, answer questions a - f. If “No”, go to Section 16.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may produce sound above noise levels established by local
regulation.
D2m
b. The proposed action may result in blasting within 1,500 feet of any residence,
hospital, school, licensed day care center, or nursing home.
D2m, E1d
c. The proposed action may result in routine odors for more than one hour per day. D2o
Projected traffic increase may exceed capacity of existing road network.D2j
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
C0 emissions, production/use of non-renewable energy sources, lack of
consistency with net -zero goals,
✔
✔
✔
✔
✔
Page 9 of 10
d. The proposed action may result in light shining onto adjoining properties.D2n
e. The proposed action may result in lighting creating sky-glow brighter than existing
area conditions.
D2n, E1a
f. Other impacts: ______________________________________________________
__________________________________________________________________
16. Impact on Human Health
The proposed action may have an impact on human health from exposure NO YES
to new or existing sources of contaminants. (See Part 1.D.2.q., E.1. d. f. g. and h.)
If “Yes”, answer questions a - m. If “No”, go to Section 17.
Relevant
Part I
Question(s)
No,or
small
impact
may cccur
Moderate
to large
impact may
occur
a. The proposed action is located within 1500 feet of a school, hospital, licensed day
care center, group home, nursing home or retirement community.
E1d
b. The site of the proposed action is currently undergoing remediation.E1g, E1h
c. There is a completed emergency spill remediation, or a completed environmental site
remediation on, or adjacent to, the site of the proposed action.
E1g, E1h
d.The site of the action is subject to an institutional control limiting the use of the
property (e.g.easementdeed restriction)
E1g, E1h
e. The proposed action may affect institutional control measures that were put in place
to ensure that the site remains protective of the environment and human health.
E1g, E1h
f. The proposed action has adequate control measures in place to ensure that future
generation, treatment and/or disposal of hazardous wastes will be protective of the
environment and human health.
D2t
g. The proposed action involves construction or modification of a solid waste
management facility.
D2q, E1f
h. The proposed action may result in the unearthing of solid or hazardous waste.
D2q, E1f
i. The proposed action may result in an increase in the rate of disposal, or processing, of
solid waste.
D2r, D2s
j. The proposed action may result in excavation or other disturbance within 2000 feet of
a site used for the disposal of solid or hazardous waste.
E1f, E1g
E1h
k. The proposed action may result in the migration of explosive gases from a landfill
site to adjacent off site structures.
E1f, E1g
l. The proposed action may result in the release of contaminated leachate from the
project site.
D2s, E1f,
D2r
m. Other impacts: ______________________________________________________
__________________________________________________________________
Other impacts: ______________________________________________________
__________________________________________________________________
Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
Outdoor Lighting is proposed see specifications
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
Page 10 of 10
17. Consistency with Community Plans
The proposed action is not consistent with adopted land use plans. NO YES
(See Part 1. C.1, C.2. and C.3.)
If “Yes”, answer questions a - h. If “No”, go to Section 18.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action’s land use components may be different from, or in sharp
contrast to, current surrounding land use pattern(s).
C2, C3, D1a
E1a, E1b
b. The proposed action will cause the permanent population of the city, town or village
in which the project is located to grow by more than 5%.
C2
c. The proposed action is inconsistent with local land use plans or zoning regulations. C2, C2, C3
d. The proposed action is inconsistent with any County plans, or other regional land use
plans.
C2, C2
e. The proposed action may cause a change in the density of development that is not
supported by existing infrastructure or is distant from existing infrastructure.
C3, D1c,
D1d, D1f,
D1d, Elb
f. The proposed action is located in an area characterized by low density development
that will require new or expanded public infrastructure.
C4, D2c, D2d
D2j
g. The proposed action may induce secondary development impacts (e.g., residential or
commercial development not included in the proposed action)
C2a
h. Other: _____________________________________________________________
__________________________________________________________________
18. Consistency with Community Character
The proposed project is inconsistent with the existing community character. NO YES
(See Part 1. C.2, C.3, D.2, E.3)
If “Yes”, answer questions a - g. If “No”, proceed to Part 3.
Relevant
Part I
Question(s)
No, or
small
impact
may occur
Moderate
to large
impact may
occur
a. The proposed action may replace or eliminate existing facilities, structures, or areas
of historic importance to the community.
E3e, E3f, E3g
b. The proposed action may create a demand for additional community services (e.g.
schools, police and fire)
C4
c. The proposed action may displace affordable or low-income housing in an area where
there is a shortage of such housing.
C2, C3, D1f
D1g, E1a
d. The proposed action may interfere with the use or enjoyment of officially recognized
or designated public resources.
C2, E3
e. The proposed action is inconsistent with the predominant architectural scale and
character.
C2, C3
f. Proposed action is inconsistent with the character of the existing natural landscape. C2, C3
E1a, E1b
E2g, E2h
g. Other impacts: ______________________________________________________
__________________________________________________________________
✔
✔
✔
✔
✔
✔
✔
✔
Green Building Poilicy County Action Plan Town Action Plan - See Part 3
✔
✔
✔
✔
✔
✔
✔
PRINT FULL FORM
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM - Part III
Project Name: North Campus Residential Expansion
Cornell University
Table of Contents
PROJECT DESCRIPTION ........................................................................................................................... 1
IMPACT ON LAND ................................................................................................................................... 2
IMPACT ON GEOLOGIC FEATURES ......................................................................................................... 5
IMPACT ON SURFACE WATER ................................................................................................................ 6
IMPACT ON GROUNDWATER ................................................................................................................. 8
IMPACT ON AIR .................................................................................................................................... 12
IMPACT ON PLANTS AND ANIMALS ..................................................................................................... 13
IMPACT ON AGRICULTURAL RESOURCES ............................................................................................ 1 4
IMPACT ON AESTHETIC RESOURCES .................................................................................................... 15
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES ............................................................... 17
IMPACT ON OPEN SPACE & RECREATION ............................................................................................ 18
IMPACT ON CRITICAL ENVIRONMENTAL AREAS .................................................................................. 19
IMPACT ON TRANSPORTATION ........................................................................................................... 20
IMPACT ON ENERGY ............................................................................................................................ 30
IMPACT ON NOISE, ODOR & LIGHT ...................................................................................................... 36
IMPACT ON HUMAN HEALTH............................................................................................................... 39
CONSISTENCY WITH COMMUNITY PLANS ........................................................................................... 40
Last updated: Tuesday, November 20, 2018
This page intentionally blank
Last updated: Tuesday, November 20, 2018
Page 1 of 44
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM - Part III
Project Name: North Campus Residential Expansion
Cornell University
This is a working draft document and is not complete. Highlighted text indicates outstanding
items or those in need of discussion.
PROJECT DESCRIPTION
The applicant proposes to construct two residential complexes (one for sophomores and the other
for freshmen) on a 26 acre project site on Cornell University’s North Campus. The sophomore site will
have four residential buildings with 800 new beds and associated program space totaling 299,900 SF
and a 1,200-seat, 59,700 SF dining facility. The freshman site will have three new residential buildings
(each spanning the City and Town line) with a total of 401,200 SF and 1,200 new beds and associated
program space. The buildings will be between two and six stories using a modern aesthetic. The
project also includes reorganization of existing parking and vehicular access, new pedestrian paths,
outdoor plazas and other landscape amenities.
The project is in three municipalities and three zoning districts. The sophomore site is mainly in the
City of Ithaca’s the U-I zoning district with a small portion in the Village of Cayuga Heights’ Multiple
Housing District. All buildings at the sophomore site are in the City where the proposed five stories
and 55 feet are allowed. The freshmen site traverses the City and Town lines with 223,400 SF in the
City’s U-1 Zoning district, and 177,800 in the Town’s Low Density Residential District (LDR). Buildings
at the freshman site have been designed to comply with the allowed five stories and 55 feet in the
City and the allowed two stories in the Town. The proposed use is allowed in the town by special
permit.
This has been determined to be a Type I Action under the City of Ithaca Environmental Quality Review
Ordinance (“CEQRO”) §176-4 B.(1)(b), (h) 4, (i) and (n) and the State Environmental Quality Review
Act (“SEQRA”) § 617.4 (b)(5)(iii).
Last updated: Tuesday, November 20, 2018
Page 2 of 42
IMPACT ON LAND
Existing Conditions
The 26 acre project site is in a developed area of campus with roads, paths, buildings, programed
greenspaces and recreation facilities. The site contains approximately 10 acres of roads buildings and
paved surfaces, including CC lot with 386 parking spaces, several other parking lots, 1.4 acres of
artificial turf, and 15.5 acres of lawn and other landscaped areas. The site has varied topography with
10% of the land having slopes of 15% or greater, and 4% of the land having slopes between 10 and
15%.
Proposed Conditions
The project will alter 26 acres including the construction of six buildings, reorganization of existing
parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and other
landscape amenities and result in a net increase of 6 acres of impervious surfaces. The project also
includes a construction field office to be located at the existing basketball and tennis courts north of
the sophomore site. This site will be repaired/replaced in kind after construction is complete.
The applicant has provided the following information regarding construction sequencing:
In general, the sequencing is expected as follows:
x Sophomore Site – Construction from February 2019 to May 2021;
x First-year Student Site – Construction from June of 2019 to May of 2022;
x Robert Purcell CC Parking – Construct and complete during the spring/summer of 2019;
x Program House Drive & Connection to RPCC Loading – Construct and complete during the
spring/summer of 2020; and
x Mary Donlon Hall Quad Area – Construct and complete during the spring/summer of 2021.
Foundation Construction & Site Preparation
The project involves the construction of six separate buildings between one and five stories, most
having full basements, over a 26 acre site with varied topography and subsurface conditions.
Construction will last approximately 37 months. Site preparation and excavation is expected to a last
approximately 12-18 months and will at times be concurrent on both sites.
The applicant has submitted two Geotechnical Engineering Evaluations for Foundation Design
prepared by John P Stopen Engineering LLP for Integrated Acquisition and Development – one for Site
#1 (freshman site) dated 2-8-17 and the other for Site #2 (sophomore site) dated 2-7-18. Site #1 will
involve 70,000 SF of building footprint for three to five story buildings, and 18,000 SF of footprint for
the one story dining hall. Site #2 involves 98,000 SF of footprint for buildings between two and five
stories.
Foundation construction will require extensive cutting and filling and subsurface stabilization
techniques depending on local conditions. Excavation is not expected to impact bedrock, therefore
no blasting is anticipated. According to the reports, the site’s varying topography will require both
localized raising of grades by up to 16 feet and lowering of grades by up to 7 feet for foundation
preparation. There are three soil layers on both sites; old fill, silt and glacial till, of which only the
latter is suitable for a foundation base without intervention. The report recommends the use of one
Last updated: Tuesday, November 20, 2018
Page 3 of 42
of four stabilization techniques: Deep Dynamic Compaction (DDC) which achieves compaction using
a drop weight; aggregate piers to stabilized fine soils; grout columns; and removal and replacement.
According to information provided by the applicant, DDC is a ground improvement technique that
densifies soils and fill materials by using a drop weight. The drop weight, typically a heavy steel weight,
is lifted and dropped onto the footing ground surface to reach a level of required compaction. The
ground below is improved by vibrations from the weight. The depth of improvement is determined
by the magnitude of the drop weight, the drop height, and the number of drops per point. Drop
locations are typically on a grid pattern, the spacing being determined by subsurface conditions, drop
weight configuration, and foundation requirements. This method results in depressions at each drop
point that need to be backfilled. Typically, the depressions are filled and compacted as work
progresses, then the improved area is regraded to design levels and proof rolled. Depending on the
end ground use, backfill might consist of on-site spoil or imported structural fill.
Foundation construction combined with site preparation will involve the removal of approximately
55,000 CY of materials from the site, including soils, pavements, plant materials and demolition debris.
The applicant states that:
55,000 cubic yards of cut material will result in approximately 3,700 15-cubic yard truck hauling
trips. Excavation for the sophomore site is expected to generate approximately 45% of the cut
material and take approximately a year to complete. Excavation for the first-year student site
is expected to generate approximately 45% of the cut material and take approximately a year
to complete. For approximately six months, excavation on the two sites is anticipated to
overlap. Excavation for the related quad, paths and parking lots is expected to generate
approximately 10% of the cut material and will take place over three spring/summer seasons
(see construction sequencing).
Construction Field Office
Insert Description
Impacts and Mitigations
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface. The project
will also temporarily alter existing basketball and tennis courts north of the sophomore site for use as
a construction field office. Construction is anticipated to last 37 months during which large areas of
land will be in a disturbed state and 55,000 CY of materials will be removed from the site. Foundation
construction will not require blasting but may include deep dynamic compaction.
According to information provided by the applicant, DDC:
….is not particularly noisy (unlike driving piles with a hammer) and is relatively clean, but
the vibrations that improve the subgrade can possibly have adverse effects on nearby
structures. Therefore, buildings adjacent to the improvement zone must be monitored to
verify that vibrations at the buildings remain below a safe level. Typically a 30 to 50 foot
buffer zone is sufficient from adjacent buildings. Based on our current assessment of the
soils, construction would anticipate utilizing a 10-ton hammer and a small crane so the
Last updated: Tuesday, November 20, 2018
Page 4 of 42
vibrations/noise would not be extensive. The vibration issue also applies to certain buried
pipes. This will be evaluated and monitored on a case by case basis during construction.
Our current understanding is that the sub-contractor can compact six to eight thousand
square feet of building footprint per day, therefore the total number of working days is
approximately two months on an interval basis. This two-month period includes all
potential DDC work at the sophomore and first-year sites.
The following mitigations are proposed to address potential impacts to land:
x A Stormwater Pollution Prevention Plan (SWPPP) will be required in compliance with NYS
Department of Environmental Conservation’s (DEC) regulations for stormwater management.
The SWPPP will require the installation of temporary practices to provide erosion and
sediment controls during construction as well as permanent stormwater practices to treat
and manage stormwater runoff following completion of the project;
x The field office site will be restored to its original condition at project completion; and
x Monitoring of DDC as described above for specific buildings.
The Lead Agency has determined that with the proposed mitigations, no significant impacts to land
are anticipated.
Last updated: Tuesday, November 20, 2018
Page 5 of 42
IMPACT ON GEOLOGIC FEATURES
There are no unique or unusual land forms on the site that will be impacted as part of the project.
The Lead Agency has determined that based on the information above, no significant impact to
geologic features is anticipated.
Last updated: Tuesday, November 20, 2018
Page 6 of 42
IMPACT ON SURFACE WATER
Existing Conditions
The project site is located to the north of Fall Creek and Beebe Lake and is approximately 150 feet
above the elevation of Fall Creek (at the Thurston Avenue bridge) and 65 feet above Beebe Lake. The
southern section of the contract limit line for the first-year student housing site is closest to the Fall
Creek Gorge, however, it is separated from lands immediately adjacent to the gorge by Cradit Farm
Drive. A vegetative buffer exists along the walls and along the rim of the Fall Creek Gorge south of
Cradit Farm Drive.
Cornell University maintains its own potable water system (Public Water Supply #NY5417686) that
serves campus and portions of the surrounding community. Water to the system is drawn from Fall
Creek and treated at the Cornell Water Filtration Plant on Caldwell Road. The system is also connected
to, and uses some water from the Bolton Point water system that draws water from Cayuga Lake. The
current Design Average Day Demand for water on North Campus is approximately 191,000 gallons per
day (gpd) based on FY2017 meter readings. Although most water to North Campus is supplied from
the Cornell Filtration Plant, meter readings taken at the Pleasant Grove PRV Station over the last 4.5
years indicate the Bolton Point system supplies on average approximately 3,840 gpd to the system.
This amount represents approximately 2.0% of total consumption on North Campus.
Proposed Conditions
The project will permanently alter 26 acres including the construction of six buildings, reorganization
of existing parking and vehicular access, new pedestrian paths, outdoor plazas, retaining wall and
other landscape amenities and result in a net increase of 6 acres of impervious surface. Construction
is anticipated to last 37 months during which large areas of land will be in a disturbed state resulting
in a potential for increased erosion.
NCRE will increase the average day demand of water by approximately 104,000 gpd–calculated with
a conservative design average day rate of 50 gpd per resident. This will increase the total Future
Design Average Day Demand to 295,000 gpd, or 205 gpm.
Impacts and Mitigations
The projected increase in demand is estimated to be 104,000 gallons per day, which equates to one
sixth (1/6) of a cubic foot per second (cfs). During August, the lowest flow month, Fall Creek’s average
flow is at 35 cfs. Even during the drought of 2016 flows, were 16-25 cfs. The NCRE’s need of 0.167 cfs
is not significant.
The capacity of Cornell’s Water Filtration Plant is 3.6 MGD while the average daily demand on campus
is currently 1.5 MGD (NCRE will add 104,000 gpd). In addition, Cornell has many tools at its disposal
while monitoring the flow of Fall Creek. Cornell continuously monitors the USGS gauging station on
Fall Creek.
The following mitigations are proposed to address potential impacts to water:
x A Stormwater Pollution Prevention Plan (SWPPP) will be required in compliance with NYSDEC
regulations for stormwater management. The SWPPP will require the installation of
temporary practices to provide erosion and sediment controls during construction as well as
permanent stormwater practices to treat and manage stormwater runoff following
Last updated: Tuesday, November 20, 2018
Page 7 of 42
completion of the project. All temporary practices will be designed in accordance with the
July 2016 New York State Standards and Specifications for Erosion and Sediment Control (aka
Blue Book). All permanent practices will be designed in accordance with the NYSDEC January
2015 Stormwater Management Design Manual;
• Use of low-flow fixtures indoors (see chart);
FIXTURE CODE PROPOSED UNITS
Lavatory (Private) 1.5 1.5 Gallons Per Minute
Lavatory (Public, Metering) 0.25 0.1 Gallons Per Cycle
Shower Head 2.0 1.5 Gallons Per Minute
Sink Faucet 2.2 1.5 Gallons Per Minute
Urinal 0.5 0.125 Gallons Per Flush
Water Closet 1.3 1.28 Gallons Per Flush
x Dishwashing will utilize low-water technology which allows for a size reduction in booster
heater and the main hot water system;
x Flight type dishwashers will use 58 GPH of water vs old units that use over 300 GPH;
x Rack machine will use 124 GPH of water vs old units of 342 GPH;
x An SSG pulper system that will use 1 GPM of water vs a traditional pulper of 3-5 GPH;
x There will be no irrigation system in the landscape;
x Rainwater runoff from roofs and pavements directed to bioretention basins for
infiltration; and
x Cornell's Lake Source Cooling also saves substantial water. The campus district system is
entirely "closed-loop", meaning that no make-up water is needed. By comparison, a
typical chiller.
The Lead Agency has determined that with the proposed mitigations, no significant impacts to surface
water are anticipated.
Last updated: Tuesday, November 20, 2018
Page 8 of 42
IMPACT ON GROUNDWATER
Existing Conditions
The entire project site is approximately 26 acres of which 10.1 acres (39%) is impervious surface and
15.5 acres (61%) is grass, landscape and other pervious surfaces.
The project is located within a larger approximate 70-acre watershed which covers a large portion of
North Campus, extending as far east as the Hasbrouck Apartment complex east of Pleasant Grove
Road. Five separate subareas within the watershed and their associated outfalls have been identified.
Subareas one and two are generally located along the George Jessup Road corridor with their
respective outfalls discharging toward the north and west. Significant portions of these subareas are
within the Village of Cayuga Heights and City of Ithaca, with a relatively minor area to the east within
the Town of Ithaca. Stormwater runoff from these subareas discharges to University storm sewers on
the north side of Jessup Road before flowing generally within open channels and gorges through the
Village and City, and ultimately discharging to Cayuga Lake to the west. The lands within these two
subareas impacted by the project are located generally along the north edge of the proposed
sophomore site.
Stormwater runoff from subarea three is collected by University storm drainage systems before
discharging to the City storm sewer collection system at the outfall on Triphammer Road. The runoff
flows in the City system generally to the south and east before discharging to the Fall Creek Gorge
below the Thurston Avenue Bridge. All the buildings and a majority of the site improvements
associated with the sophomore site are located within subarea three. Most, if not all, areas of the
subarea are within the City of Ithaca.
Subareas four and five cover a large area of North Campus generally to the east. Project improvements
associated with the first-year student site are located within these subareas. The outfalls for these
subareas are located to the south where stormwater runoff discharges to Beebe Lake on Fall Creek,
which is classified by NYSDEC as a fifth order stream in this location. The vast majority of lands within
subarea four are within the City of Ithaca. Subarea five straddles the City-Town corporation line with
most lands, including the upper reaches, falling within the Town of Ithaca. The outfalls for both
subarea four and five are located within the City. Prior to discharging to Beebe Lake, stormwater
runoff from the subareas is treated by two existing hydrodynamic treatment facilities installed
upstream of each outfall.
Proposed Conditions
The project will permanently alter 26 acres and includes the construction of six buildings,
reorganization of existing parking and vehicular access, new pedestrian paths, outdoor plazas,
retaining wall and other landscape amenities and result in a net increase of 6 acres of impervious
surface.
The project site will result in minor changes in the boundaries between the three impacted subareas
and small changes in the subarea boundaries with an approximate 1.9-acre increase in the size of
subarea four and a commensurate reduction in subarea five. Overall, the rates and volumes of runoff
from both subareas are expected to increase due to the increases in impervious surface.
Last updated: Tuesday, November 20, 2018
Page 9 of 42
The applicant is proposing the following:
Temporary Erosion and Sediment Controls
The SWPPP will include erosion and sediment control plans and details with requirements for the
practices to be employed and maintained during construction until all areas of the site have been
stabilized. The temporary practices will likely include silt fence, stabilized entrances, drainage inlet
protection, erosion control blankets and sedimentation basins. Discharges from all excavation
dewatering operations will be to geotextile filter sacks or other approved practices. All stormwater
runoff from un-stabilized areas of the site will be required to pass through control practices before
discharge. The SWPPP will include sequencing requirement and regular inspections and reporting, in
accordance with the State Pollution Discharge Elimination System (SPEDES) General Permit and MS4
regulations.
Permanent Stormwater Management
In accordance with MS4 regulations, redevelopment that results in an increase of impervious cover
are required to provide controls for both stormwater quality and quantity including runoff reduction.
In this case, the management practices will include Water Quality Volume (WQv) treatment
equivalent to 25% of the existing impervious soil cover plus 100% of any increase in impervious cover
are required to be sized in accordance with criteria in the Design Manual related to Runoff Reduction
Volume (RRv), Channel Protection Volume (Cpv), Overbank Flood (Qp) and Extreme Storm (Qf)
requirements. Projects that discharge directly to fifth order streams and larger are exempt from the
Channel Protection Volume, Overbank Flood and Extreme Storm requirements.
Sophomore Site (Subareas one, two and three)
The project will increase site imperviousness on the sophomore site by approximately 1% (0.15
acres). As required by the Redevelopment Standards, the project will install water quality
practices to provide quality treatment equivalent to 25% of the existing impervious cover plus
100% of the additional impervious cover. Treatment on the sophomore site is expected to be
provided primarily with the installation of bioretention filter practices. The site design will
prioritize the treatment of runoff from the higher pollution elements of the site which in this
case are the proposed parking, roadways and loading dock areas. Treatment of runoff from
roofs and pedestrian paths will be included to meet the minimum WQv requirements. Relative
to stormwater quantity, the project will maintain or improve the existing hydrology within
subareas one, two and three, and maintain or reduce the peak rates and volumes of runoff to
each outfall. The proposed filter practices will help to reduce the rates and volumes of runoff
from the site, and modeling of the practices will be included in the SWPPP. Other strategies and
practices to attenuate the rates of discharge from the site will include pervious pavements and
over-sizing of the proposed filter treatment practices. The SWPPP will include a comprehensive
hydrological analysis for each subarea to confirm the project results in no impact to the existing
downstream storm drainage facilities and channels. Most of the existing drainage systems on
the site will be removed and replaced by the project, and the new drainage facilities will be
designed to have sufficient capacity to pass peak flows from storm events with a 10- year return
frequency or greater. Storm sewers in certain locations will be designed for 100-year or greater
storm events especially where flooding of buildings is a concern. In other locations, the grading
will be designed to provide overland flow paths where runoff rates exceed the 10-year peak
capacity of the below-grade storm sewer system. Overland flow paths will also be provided
where smaller sewers are more susceptible to clogging. In all cases, the storm sewers and
Last updated: Tuesday, November 20, 2018
Page 10 of 42
grading will be designed to safely pass runoff from 100-year storm events without flooding
buildings or causing damage to critical facilities.
First-year Student Site (Subareas four and five)
The project will increase the amount of pavement and building on the first-year student site
by approximately 4.4 acres, from 3.1 acres to 7.5 acres, and the playing field will introduce
approximately 1.4 acres of new artificial turf field on the site. In accordance with the Design
Manual, the project will provide water quality treatment volume equivalent to 25% of the
existing impervious soil cover plus 100% of the additional impervious cover. The artificial turf,
as well as all pavements and buildings, will be considered impervious for determining the
required WQv for the site. Similar to the sophomore site, treatment on the first-year student
site will mainly be provided by installing bioretention filter practices integrated into the site
landscape at several locations. Again, similar to the sophomore site, the design will prioritize
the treatment of runoff from the higher pollution elements of the site, such as the parking
areas and roadways. To meet the minimum WQv and RRv requirements, treatment of runoff
from roofs and pedestrian paths will also be provided. Other management practices to be
employed will include pervious pavements, surface sand filter practices and stormwater
planters. Stormwater runoff from subareas four and five discharges to Fall Creek, which at
this location is a fifth order stream. In accordance with the General Permit, the portions of
the project within these subareas are exempt from providing quantity controls for the CPv (1-
year return frequency storm), Qp (10-year storm) and Qf (100-year storm). The requirements
for runoff reduction are not exempt, and practices to provide the minimum RRv volume will
be provided by the project.
In addition to the above requirements, the project will be required to employ four Better Site Design
techniques, of which applicant expects to employ the following:
• Preservation of Undisturbed Areas / Locating in Less Sensitive Areas: The project is located on
previously disturbed lands as opposed to existing undeveloped lands.
• Pavement Reduction: Pervious pavement may be used in place of traditional pavements for
certain areas of the project site. The porous pavement would reduce the amount of runoff
generated by these areas, along with providing stormwater treatment and some detention.
• Building-Footprint Reduction: All proposed buildings are multi-story which will reduce the
total building footprint and therefore the amount of impervious roof area on the site.
• Bioretention: Stormwater treatment will be provided throughout the project with the use of
bioretention filters.
• Rooftop Runoff Reduction Mitigation: Runoff from portions of the rooftop will be directed to
bioretention filters.
• Tree Planting: The tree planting credit can be taken for preserving existing trees or planting
new ones. As part of the design for this project 320 new trees will be planted and 264 existing
trees will be maintained throughout the site.
Impacts and Mitigations
The project will permanently alter drainage patterns and increase volumes on the 26 acre project site.
Construction is anticipated to last 37 months during which large areas of land will be in a disturbed
state resulting in a potential for increased erosion.
Last updated: Tuesday, November 20, 2018
Page 11 of 42
According to information provided by the applicant:
Compared to the 128-square mile Fall Creek watershed, the project will disturb about 25
acres or 0.04 square miles which equates to about 0.03%, three one-hundredths of a percent
of the watershed. Furthermore, The 10-, 50-, 100- and 500-year peaks for the Fall Creek
watershed at Cayuga Lake have been estimated by FEMA to be 5,920 cubic feet per second
(cfs), 8,950 cfs, 10,430 cfs and 14,400 cfs, respectively. Based on the current hydrologic
calculations, our civil engineer estimates the peak rates of runoff discharging to Fall Creek
directly from subareas four and five will increase by approximately seven cfs, from 65 cfs to
72 cfs, during the 10-year storm, and approximately eight cfs, from 143 cfs to 151 cfs, during
the 100-year storm. It is not expected that the quantity or timing of the volumes of run-off
from this project will damage downstream structures.
Relative to water quality, the project will employ bioretention filter practices throughout the
site to provide treatment for runoff from over 7.5 acres of the impervious areas on the site.
The practices target higher polluting parking areas, loading docks and vehicular drives but
will also treat runoff from lower polluting pedestrian paths and roofs. In addition to quality
treatment, the bioretention filters will also provide runoff reduction volume through
infiltration, evaporation and transpiration. The infiltration provided by the practices will
increase the recharge of groundwater on the site and help to reduce the volumes of runoff
especially during smaller storm events. To increase the amounts of runoff reduction volume
provided, most of the filter practices are oversized relative to the minimum required for
quality treatment.
The Lead Agency has determined that with best practices and regulatory adherence for storm water
retention and water quality in accordance with the approved SWPPP, no significant impacts to
groundwater is anticipated.
Last updated: Tuesday, November 20, 2018
Page 12 of 42
IMPACT ON AIR
Existing Conditions
Cornell’s north campus area is primarily residential in nature and does not include facilities that affect
air quality.
Proposed Conditions
Construction is expected to last over three years, during which time site preparation activities,
including the removal of approximately 55,000 CY of materials for site preparation, has the potential
to create airborne dust.
The project includes a new 1,200 seat dining facility for which venting of air will be through the roof
level.
Impacts and Mitigations
Construction is expected to last over three years, during which time site preparation activities will
create the potential for increased airborne dust and dirt particles. The amount of construction-
generated dust depends on several factors, including soil conditions, moisture content, amount of
time soils are exposed to the wind and sun, weather-related factors, and construction practices.
The applicant will use the following dust-control measures, as needed, during construction:
x Misting or fog spraying site to minimize dust;
x Maintaining crushed stone tracking pads at all entrances to the construction site;
x Reseeding disturbed areas to minimize bare exposed soils;
x Keeping the roads clear of dust and debris;
x Requiring trucks to be covered; and
x Prohibiting the burning of debris on site.
The Lead Agency has determined that the project does not involve activities that require air quality
control regulations. With adherence to dust control measures during the construction period, the
Lead Agency has determined that no significant impact to air is anticipated.
Last updated: Tuesday, November 20, 2018
Page 13 of 42
IMPACT ON PLANTS AND ANIMALS
Existing Conditions
The project is in a developed area of campus with roads, paths, buildings, programed greenspaces
and recreation facilities. The applicant has submitted an arborist report dated May 29, 2018 which
provides an inventory and assessment of all trees on the 26 acres project site. The report states that
there are a total of 555 trees of all sizes within the project limits of which 458 have a diameter at
breast height (DBH) of less than 12” and 97 have a DBH of greater than 12”.
Proposed Conditions
Site preparation and construction will require the removal of 250 smaller trees and 41 mature trees
as well as lawn areas and landscaped beds. 17 trees are slated for potential transplanting. Landscape
plans have been submitted and the applicant states that 320 new large canopy trees will be planted
as well as other landscaping, including: low grasses and woody plants in bioretention areas, as well as
ornamental grasses, shrubs, and smaller multi-stem trees throughout the project site.
Impacts and Mitigations
Site development will result in a net reduction of 6 acres of lawn and landscape/pervious surface and
the removal of 291 trees. As a result, a moderate impact on plants is expected. However, the removal
of trees will be mitigated by the installation of new landscaping that includes 17 trees to be potentially
transplanted, and 320 new trees, and other plant materials.
A more detailed Planting Plan will be developed during site plan review and will include a full plant
schedule and planting specifications.
The Lead Agency has determined that with the proposed mitigations, no significant impacts to plants
and animals are anticipated.
Last updated: Tuesday, November 20, 2018
Page 14 of 42
IMPACT ON AGRICULTURAL RESOURCES
The project site is located in an urbanized area, and there are no agricultural resources located in
proximity to the project site.
The Lead Agency has determined that based on the information above, no significant impact to
agricultural resources is anticipated.
Last updated: Tuesday, November 20, 2018
Page 15 of 42
IMPACT ON AESTHETIC RESOURCES
Existing Conditions
The 26-acre project site is in Cornell’s North Campus area. This area is primarily residential
characterized by fairly intense development of dorms ranging from nine to three stories tall in
differing architectural styles and sizes. The area also has student facilities, such as dining halls,
peripheral athletic fields, integrated open spaces and several surface parking lots, including the 386
space CC lot directly off Jessup Road.
The project site is close to residential neighborhoods east, west and north of campus. Forest Home
to the east in the Town of Ithaca and Cornell Heights to the west in the City of Ithaca are both lower
density residential neighborhoods and Historic Districts. The northern portion of the site borders the
Village of Cayuga Heights within the campus and has a mix of larger scale residential development
across Jessup Road, smaller scale non-residential University buildings, and athletic fields.
The Tompkins County Scenic Resources Inventory identifies one Distinctive View and one Noteworthy
View which are near the project site.
Proposed Conditions
The applicant has submitted a visual analysis in their application materials dated July 12, 2018 showing
before and after visualization of the project from 22 viewpoints. The viewpoints include six views
within the Cornell Heights Historic District, four views within the Forest Home Historic District, and
several views from vantage points identified in the Tompkins County Scenic Resources Inventory (the
Inventory).
Views 6, 7 and 9 (two views each) are within the Cornell Heights Historic District. The visualizations
demonstrate that Building 1 of the sophomore site will be highly visible from within the Historic
district from vantage points in the vicinity of Triphammer Road and Sisson Place. The west and
southwest facades of Building 1 will be visible behind Kappa Delta and Delta Gamma, replacing current
views of Sigma Alpha Mu (10 Sisson Place- to be removed) and parking.
Views within the Forest Home Historic District, including one ‘Noteworthy View’ (20) and two views
along the Forest Home Drive Scenic Road (19 & 21) from the Inventory, demonstrate that the project
will not be visible from these vantage points.
Views 10, 11 and 12 demonstrate that the five-story building 2 of the sophomore site will be highly
visible from vantage points on Jessup Road in the Village of Cayuga Heights but within campus. These
views will be significantly altered from the existing view of CC lot and north campus building beyond.
Views 13, 14, 15, 16 & 17, two of which are identified in the Cornell Master Plan as important views,
show buildings 1 & 3 of the freshman site from Jessup Road and Pleasant Grove Road within the
campus. The buildings are highly visible from these points.
In addition to the visual analysis which provides only basic massing of the buildings, the applicant has
also provided several renderings of the proposed buildings that include more information about
building design and materials.
Last updated: Tuesday, November 20, 2018
Page 16 of 42
Impacts and Mitigations
Views identified in the Inventory and Forest Home Historic District will not be affected by the project.
Views within the Cornell Heights Historic District and along Jessup and Pleasant Grove Roads will be
most altered. The Lead Agency finds much can be done to minimize any potential impact to views
during site plan review through the selection of building materials and colors, and the development
of a landscape plan that incorporates year-round screening in particularly sensitive areas.
The Lead Agency has determined that with further development of the building and landscape design
during site plan review, no significant impacts to Aesthetic Resources are anticipated.
Last updated: Tuesday, November 20, 2018
Page 17 of 42
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
The Planning Board will seek the advice of the Ithaca Landmarks Preservation Commission during Site
Plan Review regarding minimizing visual impact to the Cornell Heights Historic District to the extent
possible.
See also impact to Aesthetic Resources (previous section).
Last updated: Tuesday, November 20, 2018
Page 18 of 42
IMPACT ON OPEN SPACE & RECREATION
Existing Conditions
The project site does not contain public parks or public open spaces. However, the site does contain
recreation facilities that serve the Cornell community, including four tennis courts, three
multipurpose fields and two basketball courts.
Proposed Conditions
The project proposes to retain the four existing tennis courts and one basketball court and replace
the three multipurpose fields with one artificial turf field. The project’s landscape design, which will
be further developed during site plan review, includes plaza and landscape areas to provide green,
interconnected spaces.
Impacts and Mitigations
The removal of the two multipurpose fields and one basketball court may impact University students
but does not result in a major reduction of open space or recreation facilities to the broader
community.
The applicant states that the three current fields are poorly drained and occasionally too wet for
activities. The single new field will have artificial turf that allows quick drying and drainage from the
surface, and therefore more potential recreational access.
The applicant also states that the removal of the existing facilities is balanced by the following:
• Cornell provides additional recreational opportunities through outdoor basketball, tennis and
volleyball courts, as well as a disc golf course and ready access to trails in natural areas.
Outdoor recreation is complemented by fitness centers in Helen Newman Hall, and Appel
Commons.
• NCRE will include a fitness center.
The Lead Agency has determined that there are no community wide adverse impacts to Open Space
and Recreation as a result of this project as the facilities are private. Furthermore, with the proposed
mitigations, there will be no adverse impacts to the affected students.
Last updated: Tuesday, November 20, 2018
Page 19 of 42
IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no Critical Environmental Areas located within the City of Ithaca. Therefore there will be
no impact to any Critical Environmental Areas.
The 26 acre project site is, however, in proximity to two Unique Natural Areas (UNA’s). The sites
chosen for the first-year student and sophomore residence halls are located between 825 and 75
feet north of the Beebe Lake Woods/Gorge Unique Natural Area (UNA-132). A second UNA (UNA-
104), which includes Palmer Woods is the next closest to the project, located 350 feet away to the
north.
The proposed action is not expected to reduce the quantity or quality of the unique natural area,
nor impact the function or enjoyment of the resource.
The Lead Agency has determined that no adverse impacts to the Beebe Lake Woods/Gorge UNA or
Palmer Woods are anticipated.
Last updated: Tuesday, November 20, 2018
Page 20 of 42
IMPACT ON TRANSPORTATION
Existing Conditions
There are approximately 45 miles of roads within the Cornell Campus Master Plan Boundary. Of these
roads, 17.5 miles are maintained by Cornell, 10 by the City of Ithaca, and 6.5 by the Town of Ithaca.
The remaining roads are maintained by New York State, Tompkins County, or neighboring
municipalities.
Existing Vehicular/ Transit / Bike and Pedestrian Capacity
The applicant has submitted a “Transportation Impact Study for the proposed North Campus
residential Expansion” dated June 2018 and prepared by SFR Associates (TIS).
The study measures the existing and proposed capacity for the following intersections:
1. Thurston Avenue/University Avenue-Forest Home Road
2. Thurston Avenue/Cradit Farm Drive
3. Thurston Avenue/Wait Avenue
4. Triphammer Road/Wait Avenue
5. Triphammer Road/Jessup Road
6. Northcross Road/CC Lot Driveway
7. Pleasant Grove Road/Jessup Road-Hasbrouck Circle
8. Pleasant Grove Road/Cradit Farm Drive-Hasbrouck Circle
9. Pleasant Grove Road-Forest Home Drive/Judd Falls Road
10. Forest Home Drive/Warren Road
11. Forest Home Drive/Caldwell Drive
12. Triphammer Road/Hanshaw Road
13/14. Triphammer Road/Hanshaw Road/East Upland
15. Pleasant Grove Road/Hanshaw Road
1. Triphammer Road/East Upland Road
According to the existing capacity analysis on pages 6-8 of the TIS, intersections 1, 13/14 and 15
contain some turning lanes that currently function at a Level of Service (LOS) of D, E or F during peak
am and pm travel times .
The TIS also summarized the results of the North Campus Residential Expansion Circulation Study
dated April 2018 and prepared by Kimley Horn of New York, PC., the purpose of which was to evaluate
current and future transportation constraints in order to develop solutions for mobility challenges
facing vehicular, pedestrian, bicycle, and Tompkins Consolidated Area Transit (TCAT) modes. This
study focused on improving safety, wayfinding, and circulation for the North Campus area and three
(3) priority areas identified by Cornell – Thurston Avenue between Wait Avenue and Cradit Farm
Drive; Pleasant Grove Road between Jessup Road and Cradit Farm Drive; and Jessup Road between
Triphammer Road and Pleasant Grove Road. The TIS states:
1. Pedestrian Facilities:
Kimley-Horn’s circulation study provided a summary of pedestrian accommodations
throughout the North Campus. Generally, sidewalks are present within and around North
Campus. The report described areas where sidewalks are lacking, such as portions of the
following study roadways: Jessup Road, Triphammer Road, Cradit Farm Drive, Northcross
Road and Sisson Place. Sidewalk conditions, type (e.g., concrete, asphalt), and width vary
Last updated: Tuesday, November 20, 2018
Page 21 of 42
throughout. Crosswalks are generally marked with paint or textured materials; however,
several crossing locations lack adequate curb ramps. In Cayuga Heights, sidewalks can be
found along both sides of most study roadways, except for Pleasant Grove Road and East
Upland.
2. Bicycle Facilities:
Also contained in the Kimley-Horn report is an evaluation of existing bicycle facilities. There
are marked bicycle lanes “along portions of Thurston Avenue, Jessup Road, and Cradit Farm
Drive”. Where marked lanes are not present, such as along Pleasant Grove Road, there is a
shoulder present. However, not all shoulders within the study area are suitable for bicycle
riding, for example, as the widths vary from two feet to more than five feet. Other roadways,
such as Wait Avenue and Triphammer Road south of Jessup Road, lack either shoulder or
marked lanes.
3. Transit Facilities:
Tompkins Consolidated Area Transit (TCAT) has 33 bus routes, operates 22 hours a day, and
services an area-wide population of over 100,000. Ridership as of 2017 was approximately
four (4) million annual trips. Within the study area, bus stops are located along several routes,
including Thurston Avenue, Cradit Farm Drive, Jessup Road, Triphammer Road, and Pleasant
Grove Road. All told, routes 30, 31, 32, 37, 41, 70, 72, 75, 81, 82, 90, 91, and 93 service the
area.
The Kimley Horn Study identified the following locations with conflict between pedestrian traffic and
vehicular traffic, as well as conflict with bus traffic and bicycle traffic:
x The mid-block crossing of Thurston Avenue just south of Cradit Farm Drive;
x The mid-block crossing of Cradit Farm Drive just east of Thurston Avenue;
x Pedestrians crossing Thurston Avenue on the north side of Cradit Farm Drive and on the south
side of Wait Avenue (on either side of the bus stops on Thurston Avenue at that location);
x The mid-block crossing of Cradit Farm Drive just west of Helen Newman Hall; and
x The intersection of Jessup Road with Triphammer Road.
Campus Wide Parking
Application materials dated July 12, 2018 provide information on Cornell’s campus wide parking
system. Parking at Cornell University is managed by the Transportation and Delivery Services
Department. On an annual basis Cornell delivers a compliance report regarding parking to the City of
Ithaca, reviewing it from a campus-wide perspective. This report provides annual parking updates
based on the following calculations:
x 1 parking space per 7 full-time undergraduate students;
x 1 parking space per 2 full-time graduate and professional students;
x 3 spaces per 4 full-time employees; and
x 1 space per 25 people for total undergraduate students, graduate/professional students,
employees.
Participants in a Transportation Demand Management (TDM) program are subtracted from the above
calculations. As of Fall 2017, Cornell had 11,364 parking spaces. Based on the metrics above, Cornell
should be providing a minimum of 7,745 spaces.
Last updated: Tuesday, November 20, 2018
Page 22 of 42
Site Specific Parking
The project site currently has 653 parking spaces spread over nine parking areas. The largest of these
are the CC lot with 386 spaces and the Appel Commons Lot with 102 spaces.
Campus Wide TDM Program
In the application materials dated July 12, 2018, Cornell’s two TDM programs are described.
OmniRide and RideShare encourage walking, bicycling, transit use, and other alternatives to single-
occupant vehicle commuting by all members of the campus community. Based on information
provided by the applicant, over 30% of faculty and staff commute by public transit or carpool. Over
50% of graduate students and 40% of undergraduate students have transit passes, while 15% of
graduate and professional students and 5% of undergraduate students purchase parking permits.
First year students receive free transit passes with unlimited access to TCAT buses anywhere in
Tompkins County.
OmniRide is a transit program where employees agree to forgo a parking pass and in doing so gain
the following benefits:
x Unlimited access to TCAT buses anywhere in Tompkins County;
x Reduced-cost bus pass for out-of-county transit;
x Occasional-use, one-day parking permits;
x Flexible short-term parking options;
x Ithaca Carshare membership discount; and
x Non first-year students can join the program by purchasing an OmniRide pass for $200.
The RideShare commuter program is designed for Cornell employees who do not live in campus
housing and share their ride to the Ithaca campus at least three times a week. Benefits of the program
include
x Discounted parking fees;
x Flexible parking options;
x Occasional-use, one day permits;
x Pre-tax payroll deduction for parking fees; and
x Ithaca Carshare membership discounts.
As of Fall 2017, the OmniRide program has approximately 5,700 undergraduate students, 4,600
graduate students, and 2,000 employees participating. The RideShare program has approximately
1,200 employee participants. A total of 13,500 people participate in the TDM program.
Proposed Conditions
Vehicular Capacity
The TIS identified four (4) locations that are projected to experience a decrease in levels of service
(LOS) as a result of the traffic changes associated with the proposed development:
x Eastbound on University Avenue at Thurston Avenue: The delay increases 0.4 seconds per
vehicle resulting in a change in level of service from “D” to “E” during the PM peak hour. This
is a result of the background borderline condition as the threshold between LOS “D” and “E”
is 55 seconds per vehicle. This change will be imperceptible to users of this intersection.
x Westbound on Hasbrouck Circle at Pleasant Grove Road: The delay is projected to increase
1.5 seconds resulting in a change from LOS “B” to “C” during the PM peak hour due to the
borderline condition for this approach. The threshold between LOS “B” and “C” is 15 seconds
Last updated: Tuesday, November 20, 2018
Page 23 of 42
per vehicle. Motorists will notice very little, if any, changes in operating conditions at this
intersection as a result of the proposed housing development.
x Southbound left turn movement on Triphammer Road at Hanshaw Road: The delay is
projected to increase 2.7 seconds resulting in a change from LOS “B” to “C” during the AM
peak hour due to the borderline condition for this approach. The threshold between LOS “B”
and “C” is 15 seconds per vehicle. Motorists will notice very little, if any, changes in operating
conditions at this intersection as a result of the proposed housing development.
x Southbound left and through movements from the Express Mart driveway at Pleasant Grove
and Hanshaw Roads: These movements are expected to operate at LOS “D” and “F”
respectively with moderate to long delays (on the order of 27 to 50 seconds per vehicle)
during the AM peak hour. It is noted that the volume of traffic executing these movements is
extremely low (only 3 vph) and these operating conditions are reasonable for this driveway.
Site Parking
The project will result in a net reduction in parking of 396 spaces from 653 to 257 spaces. Parking will
be enhanced at the RPCC to accommodate visitors and conference attendees. At both Sites 1 and 2,
parking facilities sufficient to service ADA requirements, residence hall live-in staff, and
maintenance/delivery access will be provided. Accessible parking and service needs will be
redistributed into small lots throughout North Campus with A Lot continuing to be the primary
satellite parking for staff as well as faculty and visitors.
Cornell University anticipates 823 new sophomores and 1,256 new first year students will live on
North Campus. Historical data indicates that approximately 4% of first-year students and 12% of
sophomores living on North Campus currently bring cars. Applying these percentages to the new
residents results in 149 additional parked vehicles as a result of North Campus residents. New
students living on North Campus are expected to park in the same four parking lots mentioned above.
Vehicular Traffic Generation
The TIS calculated that the North Campus Housing development is expected to generate
approximately 7 entering/3 exiting vehicle trips during the weekday AM peak hour and 7 entering/33
exiting vehicle trips during the PM peak hour.
Pedestrian Circulation During Peak Vehicular Hours
The influx of 2,000 additional students on North Campus will have a significant effect on pedestrian
activity. New trips with origins on North Campus and destinations on central campus will create
additional pedestrian and bicycle flow back and forth throughout the day. Flow to classes on central
campus will coincide with the morning commuting peak. The pedestrian flow back to North Campus
is more staggered throughout the day.
Based on an analysis in the TIS, it is estimated that approximately 210 pedestrian trips will be added
to the surrounding roadway network during the peak 15 minute time period during the A.M.
commuter peak.
Proposed Service Trips
Five additional service vehicles per day (Cornell trades/maintenance/Grounds vehicles) are
anticipated during normal operations. In addition, five delivery vehicles are expected to access the
site daily during normal operations (delivery to dining). It is unlikely that any of these vehicles would
arrive or depart during the A.M. and P.M. peak traffic times.
Last updated: Tuesday, November 20, 2018
Page 24 of 42
Transit
Transit will continue to serve the perimeter roads, providing connections to Central Campus,
perimeter parking, and regional destinations. The quantity, location and condition of existing bus
stops have been evaluated by Kimley-Horn in coordination with TCAT. The applicant is working with
TCAT to add two new buses to North Campus routes in order to increase current capacity.
Construction Activities
The applicant has provided the following information regarding hauling from excavation:
55,000 cubic yards of cut material will result in approximately 3,700 15-cubic yard truck hauling
trips. Excavation for the sophomore site is expected to generate approximately 45% of the cut
material and take approximately a year to complete. Excavation for the first-year student site is
expected to generate approximately 45% of the cut material and take approximately a year to
complete. For approximately six months, excavation on the two sites is anticipated to overlap.
Excavation for the related quad, paths and parking lots is expected to generate approximately 10%
of the cut material and will take place over three spring/summer seasons (see construction
sequencing). On average, each site is expected to generate approximately 1,665 haul trips over a
period of a year (3,700 *0.45). This averages to approximately 6-7 trucks a day (1,665/261 working
days in a year = 6.3) for each site. When both sites are actively excavating, an average of 12-14
haul trips per day is anticipated. The haul trips will be spread throughout the day, and peak hour
additions to the traffic network, during the most active site excavation, are likely to consist of only
2 trucks.
Northcross Road, a campus-owned connection between A Lot and Jessup Road, is anticipated to be
closed in order to be used for staging of deliveries and trucks during construction. The vehicular and
bus loop through A lot (which has two exits on to Pleasant Grove Road) will remain open.
Approximately one acre of open lawn area north of A-lot (currently a Frisbee golf course) is anticipated
to be used for contractor parking.
The applicant has also stated that construction deliveries are expected to fluctuate between 10 to 20
per day with a maximum of five arrivals and departures during the morning and afternoon peak times
at the height of construction. The applicant intends to schedule special deliveries (oversized loads
and multiple truck loads) to be outside of peak travel times. All construction vehicles will be directed
to use Route 13, via Triphammer Road to Hanshaw Road, and take Pleasant Grove to enter and exit
the site.
The applicant estimates the maximum workforce to be 280 onsite at any one time, with 75-100
workers being the norm during the construction period. It is estimated that the maximum workforce
size for the Balch Hall renovation will be 50 onsite at any one time, with 20-30 workers being the norm
during the construction period. The one-time maximum workforce sizes for the two projects are not
anticipated to coincide.
The daily workforce will typically arrive prior to 8:00 a.m. and depart prior to 4:30 p.m. These times
are outside the morning and afternoon peak commuter times on adjacent public and private roads.
Since traffic is less during these off-peak times the actual effect of the work force added to traffic is
minimized.
Last updated: Tuesday, November 20, 2018
Page 25 of 42
Impacts and Mitigations
Construction
The applicant intends to provide contractor parking on Palm Road to avoid parking at other locations
within the City of Ithaca, Town of Ithaca, Village of Cayuga Heights, or on campus. Contractors will be
shuttled to the site along a designated route through campus and will be prohibited from traveling
through Forest Home.
University community members who use the CC parking lot south of Jessup Road, and other parking
spaces disrupted by construction, will be re-directed to other parking areas on campus. A-lot permit
holders will not be displaced as a result of construction activities. Cornell will manage all impacts from
construction parking within its surplus of campus parking inventory.
Emergency
The applicant is in active discussions with the Ithaca Fire Department regarding emergency access
requirements on the project site. Access will be consistent with the road and path layout as shown
in the drawing titled Illustrated Site Plan on page 25 of the Application Report dated July 12, 2018,
however specific road widths and aerial access points will be finalized and approved by the Fire
Department.
Special Events Move In/Out
The applicant has submitted a letter dated 10-19-18 from Pat Wynn, Executive Director of Campus
Life to Tom Parsons, City of Ithaca Fire Chief et.al. describing the University’s plans to address issues
with emergency access during move in/out days. The letter states:
The North Campus Residential Expansion (NCRE) will potentially begin in 2019 and will further
intensify traffic pressures on North Campus for opening days 2019 and beyond. The University
acknowledges these challenges and has formed a committee consisting of knowledgeable and
competent staff from across the campus to revise Cornell's move-in processes beginning with fall
2019.
x Multiple move-in days;
x Reduce expectations placed on volunteers and rely more on paid staff members to expedite
the move-in process/hire a moving company to expedite the process;
x Limit the number of students who can come to campus on each move-in day;
x Develop a plan for off-site staging and parking;
x Limit the amount of personal belongings a student can bring on campus, expediting the
move-in process;
x Prohibit first-year students from bringing cars on campus; and
x And other ideas that have yet to be discussed.
The end deliverable of this committee is to have a more efficient move-in process that will meet the
needs of our incoming students and surrounding communities, while paying particular attention to
emergency vehicle access and traffic control practices. The committee will also be working on
parking and transportation issues related to our other large events and activities, beginning with
Cornell Days 2019 and the Welcome Center.
Last updated: Tuesday, November 20, 2018
Page 26 of 42
To further the goals of a safe and successful move-in day, increasing communication and
collaboration with the Ithaca Fire Department could be achieved with the following tasks:
x Hold a face-to-face meeting among IFD, Cornell's Fire Marshal, and police teams prior to
move-in;
x Stage an Ithaca Fire Department staff person or person(s) at the Cornell command post
with Cornell's EH&S;
x Quick Response Unit during move-in to help facilitate communication and response; and
x IFD review Cornell's existing protocols and procedures and provide commentary and
recommendations prior to move-in days.
Vehicular, Pedestrian, Transit and Bike
First, the Lead Agency acknowledges that the project sponsor’s existing management of parking, and
transportation through its TDM programs forms the backbone of any mitigations as the increases in
students and staff will result in more participation in these programs. Furthermore, the Lead Agency
finds that while providing additional beds on campus does increase the number of staff potentially
commuting to campus, it necessarily decreases the number of students potentially commuting to
campus by car or bus by 2,079.
The applicant proposes the following improvements to mitigate the increase in student and staff
population:
1. Vehicular Improvements: Together with the Town of Ithaca and Tompkins County,
explore the possibility of Cornell realigning the intersection of Cradit Farm Drive and
Pleasant Grove Road (County owned) to direct traffic more readily to the Cornell Campus.
Cornell would fund and manage the project once approved by Cornell, the Town of Ithaca,
and the County.
2. Transit Improvements: Provide a larger bus pull-off on Jessup Road (Cornell owned) in
front of RPCC. The bus pull-off as currently shown accommodates only one bus at a time.
The project sponsor will work with TCAT to add two buses to the North Campus routes to
accommodate the increase in student population.
3. Pedestrian & Bike Improvements:
x Provide improved crosswalks along Jessup Road between the project site and the
Townhouses to the north.
x Together with the City of Ithaca, work to develop and approve a reasonable
pedestrian improvement plan for the intersections of Thurston Avenue (City
owned) and Cradit Farm Drive and Thurston Avenue and Wait Avenue (City
owned). Cornell would fund and manage the project once approved by Cornell
and the City.
x Widen Cradit Farm Drive (a Cornell-owned road) in front of Appel Commons and
Helen Newman Hall to provide bicycle lanes, bus pull-offs on both sides and
improve pedestrian crossings. This section of Cradit Farm Drive is the only section
without bicycle lanes. Cradit Farm Drive is along major bus routes and has heavy
pedestrian traffic.
Last updated: Tuesday, November 20, 2018
Page 27 of 42
Responses to Internal and Involved Agency Comments:
Finally, the Lead Agency has received many internal and involved agency comments regarding
transportation issues below:
1. Both the City transportation Engineer and the Village of Cayuga Height Board expressed
concerns that parking utilization rates at AA and CC lots were underestimated based on
informal site visits.
The Lead Agency understands that neither informal site visit found the lots near capacity.
Therefore they currently have surplus space - even if utilization rates are increased.
Furthermore, the applicant has demonstrated a campus-wide parking surplus of over a 7,000
spaces.
2. Concern that a combination of factors related to the project will shift parking demand from
Cornell Campus into nearby neighborhoods in the City and Cayuga Heights.
The Lead Agency recognizes that although students and staff cannot be prohibited from
parking on public streets in adjacent neighborhoods, the project sponsor has comprehensive
campus-wide TDM programs to incentivize travel by transit and discourage commuting by
single occupancy vehicles. The project is providing numerous pedestrian and bike
improvements and reassigning parking to other lots, and has demonstrated a parking surplus
on campus.
3. Should consider implementing a high-frequency transit service within the campus as
described in Cornell’s 2008 Master Plan for the Ithaca Campus to encourage parking at the
periphery of the Core Campus.
The Lead Agency understands that the project sponsor is working with TCAT to add two new
buses to the North campus loop and is making improvements to transit stops.
4. Concerns that pedestrian counts are inaccurate and should be redone.
The Lead Agency recognizes that the project sponsor is already proposing pedestrian
improvements in the area of most conflict. If additional counts are needed, they should be
done to inform the design phase of the improvements but are not needed at this time.
5. Requests for pedestrian improvement outside the project boundary on Wait Ave and the
intersection of Jessup and Triphammer.
These intersections are no doubt in need of improvements, however they are on the
periphery of the project site and are unlikely to see increased pedestrian traffic as a result of
the project. The Lead agency encourages Cornell to make these improvements in the future.
The Lead Agency sees that the applicant is proposing significant improvements in the areas
of highest pedestrian traffic.
6. Documentation that the project sponsor is in contact with TCAT and Rideshare for the
proposed improvements.
Last updated: Tuesday, November 20, 2018
Page 28 of 42
Lead Agency response: The Lead Agency understands that as a major funder of TCAT and a
member of its Board, the project sponsor will be in a position to work with TCAT to achieve
the proposed improvements.
7. Concern that service vehicle trips have been undercounted
Lead Agency response (forthcoming)
8. Concern about site distances for proposed new driveway
A site distance analysis will be done during design of the driveway and will be reviewed and
approved by engineering staff as part of the street permitting process.
9. The Village of Cayuga Heights Board disagrees that there will not be a significant impact to
Village intersections. Many intersections in Community Corners already have a failing LOS
and the project will produce more traffic through these intersections. Although the amount
of traffic (less than 100 additional peak hour vehicular trips) may not be considered
‘substantial’ according to TIS methods, the increase will likely exacerbate existing delay times
- even if it does not produce worse LOS grades. Therefore, although NCRE did not create failing
LOS grades for Village intersections, the project will worsen these conditions even if the
degree to which they will worsen can be debated.
The Lead Agency acknowledges the concerns of the Village. However, it finds that the
combination of already poor conditions with the small increase of traffic going through the
intersections does not warrant requiring additional mitigations from the applicant beyond
their existing efforts to reduce trips by single occupancy vehicle.
10. The Village Board has requested the following mitigations to address traffic impacts in the
village: Establishment of a park-and-ride lot in a North Triphammer Road mall to “catch”
commuters before they drive through the Village and TCAT to add express bus routes for the
Park & Ride.
The Lead Agency feels that this option functionally exists as there is a bus router that goes
from the mall to campus.
11. Create a new road link from Warren Road to Pleasant Grove Road, north of the Robert Trent
Jones Golf Course, to reduce Cornell-related traffic on Hanshaw Road and ease congestion at
the Hanshaw and Pleasant Grove Road intersections as well as to divert Cornell-bound traffic
heading south on Warren to Pleasant Grove.
The Lead agency does not find this option to be feasible or practicable as there does not
appear to be a possible road alignment for this scenario because the golf course extends up
to Hanshaw Road.
12. Potential mitigation during construction could include restricting construction truck traffic
during peak AM and PM traffic hours and requiring off-site contractor parking on Palm Road
Last updated: Tuesday, November 20, 2018
Page 29 of 42
near Route 366 (with a shuttle) rather than on the Frisbee golf course near A lot adjacent to
Pleasant Grove Road.
For Discussion
13. In a letter dated XXX to the City Planning Board from the Town Planning Board, an involved
Agency in this action, the Town Board stated their support for the following mitigations
proposed by the applicant:
x To work with TCAT to provide two additional buses to the existing Cornell North Campus
routes to accommodate the increase in student population in that area.
x To upgrade the existing bicycle and pedestrian networks on and around Cornell’s North
Campus including improved crosswalks, new sidewalks and pedestrian crossings, new
bicycle lanes, and the implementation of a pedestrian improvement plan covering a
variety of intersections within the project (based on a circulation study prepared by the
applicant’s consultant).
x To realign of the intersection of Pleasant Grove Road and Cradit Farm Drive as it will
alleviate the current and future cut-through traffic that moves through the Forest Home
neighborhood.
14. The Town Board states that these mitigation measures will be further discussed, possibly
modified, and likely included in any eventual approval that might be granted by the
appropriate municipal boards. We expect that the Town of Ithaca Planning Board, in its site
plan review process, would condition any approvals upon the implementation of these
proposed mitigation measures. To that end, the Board does not consider the transportation
impacts related to the NCRE project as having the potential for significant adverse
environmental impacts.
The Lead Agency acknowledges these comments.
The Lead Agency has determined that with the mitigations proposed by the applicant as well as those
already in place, no significant impact to transportation is anticipated as a result of this project.
Last updated: Tuesday, November 20, 2018
Page 30 of 42
IMPACT ON ENERGY
Existing Conditions
Cornell has an integrated energy production, monitoring and conservation program that includes
district energy distribution, Lake Source Cooling, campus-wide energy use monitoring, a user based
program to encourage conservation, and implementation of a Climate Action Plan (CAP) formalized
in 2009.
Cornell’s district energy system is powered by its Combined Heat and Power Plant (CHPP) which uses
gas to generate electricity and heat to meet a large share of the energy needs on the Ithaca Campus.
The CHPP utilizes “waste heat” from the initial generation of electricity for additional electricity
production and heat for the campus. According to information submitted by the applicant, this dual
use is an extremely effective use of energy; up to 80% of the source energy can be converted to some
useful form (by contrast, standard power plants release generated heat, and a standard gas turbine-
generator converts only about 33% of the source energy to some useful form).
Cornell’s Lake Source Cooling (LSC) utilizes the University’s chilled water loop to cool campus
buildings. LSC uses Cayuga Lake’s deep water passing through a heat exchanger to cool the campus’
chilled water loop. The same water (typically raised in temperature from 39°F to 45-55°F) is then
returned directly to the lake, without addition of any chemicals or other additives. According to
information submitted by the applicant, LSC’s efficiency significantly reduces peak electric use
because a minimal increase in energy is needed to increase pump speed and ramp up production.
Cornell’s CAP demands the Ithaca Campus to reach Carbon Neutrality by 2035. Infrastructure that
supports this goal includes Cornell’s District Energy System: Lake Source Cooling, solar farms,
hydroelectric plant, and Central Energy Plant that utilizes Combined Heat and Power. Cornell’s CAP
also includes a goal to match all of the Ithaca campus net annual electricity needs with power from
new wind, water, and solar photovoltaic generation facilities. The power from projects located off
campus will feed into the state electricity grid, offsetting electricity used on campus.
The CAP also includes the potential future integration of the Earth Source Heat (ESH) initiative, an
area being actively researched for bringing geothermal heat for direct campus heating. Similar to Lake
Source Cooling, ESH researchers are exploring the potential for using water circulated through hot
rocks accessed through deep wells to transfer heat directly to a campus heating loop, eliminating the
need for fossil fuels for heating.
Based on information provided by the applicant, Cornell’s Ithaca Campus has grown 20% in square
footage between 2000 and 2018. Despite this growth, the energy usage of Cornell’s Ithaca Campus
has remained relatively constant since 2000.
In addition, Cornell runs a Residential Sustainability Engagement Program for on-campus housing to
encourage lower energy consumption by building occupants. The program includes the following
components:
x Utilizing community-based social marketing strategies to foster sustainable behaviors among
building occupants, such as using cold water for laundry, taking shorter and colder showers,
and turning off lights and electronics.
x Educating students and residential staff through climate change and sustainability literacy
initiatives, such as waste and energy reduction competitions.
Last updated: Tuesday, November 20, 2018
Page 31 of 42
x Integrating new, and highlighting existing, sustainable practices within student housing
policies, rules, and procedures such as unplugging and defrosting mini fridges over winter
break.
x Maximizing engagement amongst students and residential staff through sustainability
leadership programs such as sustainability reps, compost managers, program steering
committees, campus green teams and internships.
Proposed Conditions
Energy Use for Building Operations:
NCRE will have total square footage of approximately 761,000 SF, representing a 4% overall increase
in campus building square footage. According to information submitted, the project will increase
overall energy usage on campus by 1.4%. The CHPP and LSC have the capacity to serve the project
and will require the extension of distribution lines to the project sites.
The applicant has submitted a report titled Energy and Emissions Impact Assessment of the North
Campus Residential Expansion at Cornell University prepared by Taitem Engineering and dated July 6,
2018 that calculates and analyzes energy use and impacts of the project. The report states that the
CHPP will supply 95% of the electricity used by the proposed buildings. The regional power grid will
supply 5% of the electricity used in the proposed buildings, as well as 100% of the electricity needed
to drive LSC.
NCRE is the first Cornell project required to install a new low-temperature heat distribution system
for the future integration of renewable energy sources. Currently, heat is distributed as steam,
through radiators and heating coils that operate at 180° or higher. Cornell is now requiring projects
like NCRE to design building heat transfer equipment for lower temperatures (130° F max).
Based on information provided by the applicant, these:
Lower temperature systems allow more options for waste and renewable heat integration.
Basic physics make energy transfer to lower-temperature systems much more efficient and
effective; prospects for transferring such heat to a steam system is much more limiting. This
will improve prospects for Earth Source Heat, waste heat integration, solar hot water, and
heat pump integration into Cornell’s district energy systems.
Energy Conservation/Reduction Measures
Building Design
Based on information provided by the applicant, the NCRE project is expected to use about 30% less
energy than the current New York State Energy Code permits and is targeted to achieve LEED Gold
certification (with 20 credits in the energy category). Below is a list of the building design approaches
that will be included in the project to manage energy consumption:
1. Mechanical, Electrical and Plumbing Equipment
x Connecting to the highly-efficient University district energy system uses less source
energy than heat pumps;
x Heating system temperature aligned to accommodate future renewable energy sources;
x Electronically commutated motors (ECM) for four-pipe fan-coil units;
x Energy recovery for 100% outdoor air ventilation systems;
x Demand controlled ventilation for variable speed air-handling units;
Last updated: Tuesday, November 20, 2018
Page 32 of 42
x Occupancy-based setback strategies;
x Low-flow fixtures;
x Overall lighting power use 35% less than current code; and
x Exterior lighting power use 50% less than current code.
2. Building Envelope
x Reduced window-wall ratio, 22% for residential portions;
x High-performance glazing (window) performance, U-value 0.27;
x High-performance wall insulation, R-25.5 continuous; and
x High-performance roof insulation, R-49.
3. Internal Loads
x Reduced lighting power density;
x Occupancy and vacancy sensors in common spaces;
x Energy Star® appliances;
x Demand control dryer exhaust; and
x Regenerative elevators: motor transforms mechanical power into electrical power.
Building Energy Monitoring
The buildings within the project will be evaluated and tested for energy efficiency through LEED
commissioning. In additions, Cornell also provides constant energy monitoring and internal
maintenance once the buildings come online as described above.
Energy Conservation due to renovations of adjacent buildings
The NCRE project will result the creation of "surge space" so that nearby facilities (for example, Balch
Hall) can be renovated to be more energy-efficient. Currently, the lack of available space has
prevented substantial residential energy conservation efforts (i.e., buildings that require significant
reconstruction, which is incompatible with continuous habitation).
Energy Use/Emissions During Construction:
Building construction will produce a one-time release of greenhouse gas emissions. The Energy and
Emissions Impact Assessment of the North Campus Residential Expansion at Cornell University by
Taitem Engineering estimates how much emissions would be created during construction. This
includes the energy that goes into preparing the site and putting up the buildings, and also accounts
for the projected vehicle miles of the construction workers to get to the site from residences. Electrical
usage calculations include the emissions from the Cornell Central Plant (CHPP), which is expected to
provide power to the contractors during construction. Embodied energy within the materials used to
construct the buildings is expected to generate roughly 10,800 equivalent tons of CO.
Impacts and Mitigations
The proposed project is large, involving the heating and/or cooling of more than 100,000 square feet
of building area when completed, and the potential utilization of more than 2,500 MW hrs per year
of electricity.
x CHPP has the capacity for the project and does not require an expansion of the plant;
x Large project – with large energy use but 30% less than code & LEED Gold;
x Energy conservation and efficiency issues discussed elsewhere in the document.
Last updated: Tuesday, November 20, 2018
Page 33 of 42
The Lead agency has received many comments and information from the applicant regarding the
project’s use of non-renewable energy sources- specifically natural gas:
x Lead Agency understands that natural gas will be used to generate the majority of power for
the project. Cornell’s CHPP, which provides most of the power for campus and 95% of the
power for this project, currently uses natural gas as its source energy.
x The Lead Agency acknowledges that the extraction by fracking and transport by pipeline of
natural gas is associated with C02 emissions, predominately in locations upstream of the
project, including unspecified extraction locations outside of New York State, and that the
practice of natural gas extraction is regulated at the state level.
x The Lead Agency acknowledges that the project exists in a context in which there are local
initiatives (described below) with the goal to reduce or eliminate the use of non-renewable
energy sources in the near future.
x The Lead Agency has determined that the applicant is minimizing the use of non-renewable
resources (specifically natural gas), and therefore any potential impacts from its use, the
following ways (also described elsewhere in this document):
o Cornell’s CHPP and LSC are highly efficient
o Incorporation of low temperature distribution system
o Incorporation of energy reducing building design features
o LEED Gold and commissioning
o Campus wide monitoring
o Residential Sustainability Program Engagement
Conformance with Local Plans
The Lead Agency has received numerous comments arguing that the project does not conform to a
number of local plans and initiatives including the City’s Green Building Policy adopted in 2017, the
County’s Energy Road Map of 2016 and Cornell’s 2009 CAP.
The applicant has provided the following information about the project’s relationship to the CAP:
NCRE project specifically incorporates or enables actions in four of these areas, as detailed
below:
1. Green Building: The buildings conform to the CAP standards for reduced energy use
(requiring 30% less energy than current energy code) and will be designed and
documented within the third party verified LEED Green Building system to ensure it meets
Cornell's standards.
2. Energy Conservation: The NCRE project is not directly an energy conservation project but
one important result of the project will be to create some "surge space" so that nearby
facilities (for example, Balch Hall) can be renovated to be more energy-efficient.
Currently, the lack of available space has prevented substantial residential energy
conservation efforts (i.e., buildings that require significant reconstruction which is
incompatible with continuous habitation).
Last updated: Tuesday, November 20, 2018
Page 34 of 42
3. Alternative Transportation: The NCRE plans include extension and integration of existing
alternative transportation options for students (bus routes, pedestrian ways and
bikeways). No additional parking is being added for the NCRE. Requiring all first and
second-year students to remain in University housing will encourage and support these
students to use alternative transportation resources, since personal cars are not needed
to effectively access services.
4. Fuel Mix and Renewables: The NCRE project will tie into existing campus "district energy"
infrastructure, which is key to integration of renewable energy over time. Cornell's district
energy systems already include renewable lake cooling (Lake Source Cooling), combined
heat and power, run-of-river hydropower, and some rooftop solar. Designing for lower
temperature hot water will save energy in the short term and speed the transition to
other renewable integration. Future integration can include Cornell's planned Earth
Source Heat and sustainable biomass. The design and integration with district energy will
also provide opportunities to add other renewable resources that may prove feasible,
including but not limited to concentrated solar thermal (a pilot project to test this
feasibility is planned for the spring).
As a result of aggressive adherence to these principles, Cornell has maintained essentially
"flat" energy usage (varying somewhat year-to-year based on weather and research
patterns) for nearly two decades despite campus growth, as presented in the original LEAF
submittal. Cornell intends to continue that trend through continuing energy conservation,
stringent application of standards to renovation projects, and similar "demand-side" efforts.
To reduce energy use and associated climate impacts on the "supply" side, Cornell has full-
time engineers whose primary role is to maintain and improve the performance of its energy
generation and delivery. In addition to anticipated Central Heating Plant improvements,
Cornell's steady transition to a hot-water distribution system should further reduce heating
losses across campus, since steam distribution has inherently much higher thermal losses
(~20%) than hot water (~2%). The result of these supply-side efforts will also reduce natural
gas usage by Cornell at the Central Energy Plant.
As noted previously, this project adds about 4% of campus building footprint, but has
proportionally smaller campus energy impacts (about 1.4% of current campus electric, heat,
and cooling loads). After the project's completion Cornell's energy projections, which are
based on planned energy conservation projects over the next several years, nonetheless
forecast reduced energy demands for campus (about 2% below current needs), more than
offsetting the additional energy needs of this project. Thus, using this holistic and
comprehensive approach, Cornell fully anticipates that natural gas use at the Central Plant
will be lower when the new NCRE facilities open than they are today.
Finally, as documented in prior submittals, Cornell is continuing an aggressive program of
supporting large scale photovoltaic (solar) power within New York State; these renewable
energy systems also displace natural gas consumed by others within the State.
As documented in the original FEAF materials, this high level of performance is consistent with
Cornell policy and in line with community and state low energy standards and goals.
Last updated: Tuesday, November 20, 2018
Page 35 of 42
City Green Building Policy
The City Green Building Policy has not yet been adopted as law. Moreover, the implementation of
the policy may exclude certain institutional buildings. The applicant is proposing LEED Gold buildings
that use 30% less energy than current building code. Therefore, the Lead Agency does not see a
conflict between this project and the Green Building Policy.
Energy Road Map
The Lead Agency finds that the project is in conformance with the Road Map for the reasons stated in
this section.
How CU will prevent an increase in natural gas use as a result of this project
The applicant has provided the following information in regard to this question:
As noted previously, this project adds about 4% of campus building footprint, but has
proportionally smaller campus energy impacts (about 1.4% of current campus electric, heat,
and cooling loads). After the project's completion, Cornell's energy projections, which are based
on planned energy conservation projects over the next several years, nonetheless forecast
reduced energy demands for campus (about 2% below current needs), more than offsetting the
additional energy needs of this project. Thus, using this holistic and comprehensive approach,
Cornell fully anticipates that natural gas use at the Central Plant will be lower when the new
NCRE facilities open than they are today.
The Lead Agency has determined that based on the mitigations described above, there will be no
significant impacts to Energy as a result of this project.
Last updated: Tuesday, November 20, 2018
Page 36 of 42
IMPACT ON NOISE, ODOR & LIGHT
Existing Conditions
North Campus is a student residential area with dorms, recreation facilities, dining and other related
services.
Proposed Conditions
Construction is expected to last approximately three years. During this time noise producing
construction activities will be present from both building construction and the extensive site work
proposed for the 26 acre site.
Mechanical equipment serving the proposed buildings at the sophomore and first-year student sites
will include energy recovery units, air-handling units, make-up air handling units, exhaust fans, fan-
coil units (interior to the buildings and serving interior spaces) and emergency generators.
Air from the dining hall will be exhausted at the roof level and will include scrubbers on the grease
exhaust to minimize any potential odors. (9-5-18 letter)
The applicant states the following in regard to lighting design for the site: (application)
Project lighting will include fixtures at parking lots and building entrances. Pedestrian-scale
fixtures including light standards and bollards will be incorporated into the project site design
to enhance safety and define distinctive characteristics of building form and site amenities.
Project site lighting will be dark sky compliant LED fixtures that include cutoffs to focus lighting
in needed areas and minimize light spillover onto adjacent areas.
The lighting system will be designed to provide high quality lighting that is glare-free, flexible
and easily adjusted for user comfort and ease of use. Color tuning light sources may be utilized
in key residential spaces where time of day changes to light levels, spectrum and circadian
lighting are desired. Selected light fixtures will be robust and long-lasting to reduce long term
maintenance efforts and replacement costs.
The lighting system will be designed to meet requirements listed in Cornell University Design
and Construction Standards and to meet best practices, including a color temperature of
3500K. Color temperature, measured in degrees Kelvin (K), is a metric used to describe the
appearance of light emitted by a light source. Most commercial and residential lighting has
color temperatures that fall between 2000K and 6500K.
Impacts and Mitigations
Noise
The applicant is proposing the following noise-control strategies be incorporated into the project
design as equipment selection and placement decisions are made:
x Selection of packaged air-handling units: sound-producing fans are internal to these units and
shielded from exterior sound receptors by insulated panels that both reduce heat loss/gain
and provide sound attenuation;
x Air-handling equipment with variable speed motors;
x Occupancy-based setback strategies;
Last updated: Tuesday, November 20, 2018
Page 37 of 42
x Sound-attenuating enclosures on all emergency generators;
x Scheduling emergency generator testing between 7:30 AM and 9:00 PM;
x Locating rooftop equipment away from the roof edge. Doing so maximizes the shielding of
residents from rooftop generated sound;
x Locating rooftop equipment, louvered air intakes/discharges and emergency generators to
maximize distance to residents;
x Installation of in-line sound attenuators, acoustical louvers, and/or lined plenums where air
discharge is located at the building face; and
x A No Idling policy for all delivery trucks serving the sophomore and first-year student
buildings.
Noise resulting from normal construction practices is inevitable and will impact the
surrounding area. There is currently no plan for blasting operations during construction.
Construction noise will be muffled to the extent practical and will not exceed levels allowed
by law.
In accordance with local noise ordinances construction activities that result in exterior noise
will be limited to 7:30 AM to 9:00 PM. In addition, the University will work closely with the
contractor to implement Best Management Practices (BMP) for noise reduction to the extent
possible. BMP mitigation measures listed by New York State Department of Environmental
Conservation include:
• Source reduction by using mufflers, dampers and electric motors instead of air
compressors.
• Duration and impact reduction by limiting times worked.
• Use of equipment inside the building to reduce noise.
Small to moderate impacts from construction noise are expected as a result of these projects.
Construction noise is an unavoidable but a temporary negative impact as a result of the
project.
Odors
The project includes a new 1,200 seat dining facility. In a letter dated September 5, 2018 to Lisa
Nicholas, from Kim Michaels, venting of the dining facility is described as such:
Air vents will include sound attenuation on the discharge air and return air connections of the air-
handling unit serving the dining hall to mitigate noise.
Light
The applicant has proposed an approach to lighting design, as described above, which is mindful of
potential impacts. Lighting design will be refined and reviewed by the City and Town Planning Boards
during site plan review to confirm that all lighting is dark sky compliant, no spillage occurs onto
adjacent properties, and that nighttime lighting of buildings does not impact adjacent city
neighborhoods.
Last updated: Tuesday, November 20, 2018
Page 38 of 42
The Lead Agency has determined that with the mitigations proposed by the applicant as well as
further refinement of lighting design during site plan review, no significant impacts to noise, odors or
light are anticipated as a result of this project.
Last updated: Tuesday, November 20, 2018
Page 39 of 42
IMPACT ON HUMAN HEALTH
The project site is on Cornell University campus. The site has no known history of potential
contamination, nor is it within 2,000 feet of any site in the New York State Environmental Site
Remediation Database. Therefore, construction activities are not anticipated to involve the handling
or transport of any hazardous materials. If there are asbestos containing materials involved with the
demolition of XXXX or the renovation of Balch Hall, the removal and disposal of such materials will be
done by a NYS licensed professional.
Project operations will not involve the generation, storage, handling or disposal of hazardous
materials and will not store quantities of natural gas or other flammable liquids.
The Lead Agency has determined that based on the information above, no significant impacts to
human health are anticipated as a result of this project.
Last updated: Tuesday, November 20, 2018
Page 40 of 42
CONSISTENCY WITH COMMUNITY PLANS
Existing Conditions
The 26-acre project site is in Cornell’s North Campus area. This area is primarily residential
characterized by fairly intense development of dorms ranging from nine to three stories tall in
differing architectural styles and sizes. The area also has student facilities, such as dining halls,
peripheral athletic fields, integrated open spaces and several surface parking lots, including the 386
space CC lot directly off of Jessup Road.
The project site is close to residential neighborhoods east, west and north of campus. Forest Home
to the east in the Town of Ithaca and Cornell Heights to the west in the City of Ithaca are both lower
density residential neighborhoods and Historic Districts. The northern portion of the site borders the
Village of Cayuga Heights within the campus and has a mix of larger scale residential development
across Jessup Road, smaller scale non-residential University buildings, and athletic fields.
This area of campus is served by:
x The University’s utility system, including CHHP, LSC, water treatment plant (see Impacts to
Energy and Water);
x Bolton Point Water treatment Plan (see Impacts to Water);
x Cornell Public Safety , police and fire;
x City of Ithaca Police and Fire; and
x City of Ithaca wastewater treatment plant.
Proposed Conditions
The project will add a total of 400,000 SF of building over two sites, 2,079 new student beds,
approximately 75 new residential employees, approximately XXXX new non-residential support staff.
The primary goal of the project is to provide all freshman and sophomore students with on campus
housing while accommodating planned enrollment growth of 900 students (at a rate of 225 per year
starting in the year 2021).
The project will require the extension of service lines to provide heat, power, water and sewer service
to the buildings. Additional demand for services includes the following:
x Additional 104,000 GPD wastewater;
x Additional 104,000 GPD additional water demand (see Impacts to Water);
x Emergency Services; and
x Additional energy (see Impacts to Energy).
Impact to Utilities
Discussion of additional water, heating and cooling are described in Impacts to Surface Water and
Impacts to Energy.
The City of Ithaca Waste Water Treatment Plant (IWWTP) has the capacity to serve the additional
demand, however the City Water and Sewer Division has identified segments to the sewer system
that will require upgrades to accommodate projected flows.
Last updated: Tuesday, November 20, 2018
Page 41 of 42
In a memo dated 10/12/18 from Erik Whitney, PE, Asst. Superintendent of Public Works, Water and
Sewer Division to Kim Michaels, RLA of Trowbridge Wolf Michaels, Whitney states:
“We have identified segments of the Northside Sanitary Sewer Interceptor which will be
at or near carrying capacity with the addition of flows from Cornell’s North Campus
Housing project. We realize that potential near term development in the Town of Dryden’s
Varna community may also contribute to increase the flow. To ensure capacity needs are
met and potential surcharges and overflows in the sanitary sewer system are avoided,
segments 5-6 and 13-25 at a minimum need be replaced and upgraded. This would entail
replacing 2,064-LF of 10-inch diameter pipe and manholes with a larger pipe at an
estimated cost of $400/LF+/-. These sections of sanitary sewer were last replaced in 1964.
Over the last three decades the City of Ithaca DPW Water & Sewer Division has been
replacing sanitary sewer mains at a rate yielding an average life cycle replacement near
the 150-year mark. It is our long term goal to achieve closer to a 100-year life cycle
replacement. The replacement of the 54-year old Northside Sanitary Sewer Interceptor
had not been considered by us previously since it was only at, or nearing half its life cycle
and had no adverse operational or maintenance issues with it to date. The City and Town
of Ithaca share the costs of maintenance and replacement for this interceptor and will
need to explore and discuss how to facilitate and fund a project to replace and upgrade
this sanitary sewer.”
INSERT Letter from CU Legal stating commitment to fund the upgrade.
Emergency Services – Move from transportation
Impact to Local Housing Market
The University enrolls approximately of 23,006 students of which 14,315 are undergraduates. The
majority of students - 54% of undergraduates and 94% of graduates currently live off campus. Based
on Cornell’s 2016 Housing Master Plan, the University offers approximately 7,100 beds for its 14,315
undergraduates including dorms, co-op housing program housing and Greek affiliated housing.
At project completion Cornell will increase the amount of undergraduate beds by 2,079 from 7,100 to
9,179. Factoring in a planned enrollment increase of 900 students, it is anticipated that at project
completion and full enrollment, about 1,200 less undergraduate students will live in neighboring
communities off campus than under current conditions.
The project, combined with a rise in both purpose-built student housing in Collegetown as well as
apartment development in other areas of the City, may have an impact of the local housing market.
As housing supply increases there may be several outcomes that have a long-term benefit to the
community, including lower pricing and more opportunities for work force housing near employment.
The Lead Agency has determined that based on the information above, and with the mitigations
proposed for emergency access and sewer upgrades, no significant impacts to Community Character
are anticipated as a result of this project.
CONSISTENCY WITH COMMUNITY CHARACTER
Last updated: Tuesday, November 20, 2018
Page 42 of 42
Prepared by: Lisa Nicholas, AICP
North Campus Residential Expansion, Cornell University
From: Bryan McCracken
Sent: Tuesday, November 20, 2018 12:32 PM
To: Lisa Nicholas; JoAnn Cornish
Subject: North Campus Residential Expansion, Cornell University
JoAnn, Lisa, and Members of the Planning and Development Board,
Thank you for the opportunity to review the materials submitted by Trowbridge, Wolf Michaels Landscape
Architects to the Planning and Development Board regarding Cornell University's North Campus
Residential Expansion project. The proposed project is located adjacent to the Cornell Heights Historic
District, which was listed in the National Register of Historic Places and locally designated in 1989. This
historic district is architecturally and historically significant as an exceptional intact example of a turn-of-
the-century planned residential suburban development placed in an outstanding natural setting. The size
and scale of the proposed buildings contrasts dramatically with the size and scale of the historic
residences and their close proximity to the district boundary will make them highly visible from the
historic environment. As the new buildings, particularly Building 1 and Building 2, have the potential to
visually effect the historic quality the adjacent district, the Ithaca Landmarks Preservation Commission
respectfully requests the opportunity to work with development team and the Planning and Development
Board during the Site Plan Review process to minimize any negative impacts.
Sincerely,
Bryan McCracken
Secretary, Ithaca Landmarks Preservation Commission
Historic Preservation Planner
City of Ithaca, Planning Division
108 E. Green Street
Ithaca, NY 14850
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
NCRE
Summary Materials
To: Lisa Nicholas, Senior Planner
City of Ithaca
November 14, 2018
Lisa,
Enclosed please find additional summaries based on questions from the Planning Board at their October
30th meeting. Included in this package you will find information on:
1. Project energy and water conservation measures
2. Cornell’s approach to achieving their carbon neutrality goal
3. Description of DDC monitoring and examples of projects using the technique
4. Concerns about parking in neighborhoods.
If you need anything else, please do not hesitate to ask. As always, thank you for your advice and
assistance.
Kimberly Michaels
Principal
Cc: Brent Cross, Village of Cayuga Heights
Susan Ritter, Town of Ithaca
22 of 5
EEnergy Use (pages 169-212)
Project energy conservation can be summarized as follows:
The NCRE project is expected to use about 30% less energy than the current New York State Energy Code
permits and is targeted to achieve LEED Gold certification (with 20 credits in the energy category). As
documented in the original FEAF materials, this high level of performance is consistent with Cornell policy
and in line with community and state low energy standards and goals. Energy-conserving design features
include efficient equipment selection, heat recovery, enhanced insulation, low-energy lighting, and other
listed features appropriate for residential structures (pages 170-171).
In addition, as provided in previous materials, Cornell runs an active user-sustainability program for on-
campus housing which leads to lower energy consumption by building occupants.
The buildings will also be evaluated and tested for energy efficiency through LEED commissioning. Cornell
will also provide constant energy monitoring and internal maintenance once the buildings come online.
Energy for the buildings will be delivered through highly efficient central energy systems anchored by Lake
Source Cooling and Combined Heat and Power (pp 171-173).
Finally, reductions in overall campus energy use will occur over time through campus-wide efforts to improve
efficiency (including reduction of central plant and distribution losses) and integration of on-site renewable
energy into Cornell’s district heating system, as also described in the presented materials.
Impacts to Water (Pages 77-82)
The following water-conservation measures are included in the project:
x Use of low-flow fixtures indoors (see chart)
FIXTURE CODE PROPOSED UNITS
Lavatory (Private) 1.5 1.5 Gallons Per Minute
Lavatory (Public, Metering) 0.25 0.1 Gallons Per Cycle
Shower Head 2.0 1.5 Gallons Per Minute
Sink Faucet 2.2 1.5 Gallons Per Minute
Urinal 0.5 0.125 Gallons Per Flush
Water Closet 1.3 1.28 Gallons Per Flush
x Dishwashing will utilize low-water technology which allows for a size reduction in booster heater and
the main hot water system.
x Flight type dishwashers will use 58 GPH of water vs old units that use over 300 GPH
x Rack machine will use 124 GPH of water vs old units of 342 GPH
x An SSG pulper system that will use 1 GPM of water vs a traditional pulper of 3-5 GPH
x There will be no irrigation system in the landscape
x Rainwater runoff from roofs and pavements directed to bioretention basins for infiltration
x Cornell’s Lake Source Cooling also saves substantial water. The campus district system is entirely
“closed-loop”, meaning that no make-up water is needed. By comparison, a typical chiller
33 of 5
application includes a cooling tower, which would use a substantial amount of water during the
summer.
CCornell, Carbon Neutrality Goals and Sustainable Actions (Impacts to Energy, pages 169-212)
Request for more information about Cornell’s plans.
This project is fully aligned with Cornell’s Climate Action Plan (CAP). While new buildings add new energy
demands, essential campus growth was assumed in the CAP from its inception (in 2009)1. In recognition,
the CAP holistically embraces many parallel actions on a campus-wide basis including:
x Green Building: Building only when necessary to meet the University mission and designing new
buildings to use less energy
x Energy Conservation: Making changes to existing building stock so that these buildings will use
less energy
x Alternative Transportation: Reducing the use of transportation energy (including both fuel used for
commuting and energy use for business travel)
x Fuel Mix and Renewables: Adding renewables and low/no carbon energy to the mix of energy used
on campus
x Offsetting Actions: Creating real, verifiable changes outside of Cornell’s campus boundary to
reduce CO2 emissions to the atmosphere.
While all of these actions are approached on a campus-wide basis, the NCRE project specifically
incorporates or enables actions in four of these areas, as detailed below:
x Green Building: The buildings conform to the CAP standards for reduced energy use (requiring
30% less energy than current energy code) and will be designed and documented within the third-
party verified LEED Green Building system to ensure it meets Cornell’s standards.
x Energy Conservation: The NCRE project is not directly an energy conservation project but one
important result of the project will be to create some “surge space” so that nearby facilities (for
example, Balch Hall) can be renovated to be more energy-efficient. Currently, the lack of available
space has prevented substantial residential energy conservation efforts (i.e., buildings that require
significant reconstruction which is incompatible with continuous habitation).
x Alternative Transportation: The NCRE plans include extension and integration of existing alternative
transportation options for students (bus routes, pedestrian ways and bikeways). No additional
parking is being added for the NCRE. Requiring all first and second-year students to remain in
University housing will encourage and support these students in the use of alternative transportation
resources, since personal cars are not needed to effectively access services.
x Fuel Mix and Renewables: The NCRE project will tie into existing campus “district energy”
infrastructure, which is key to integration of renewable energy over time. Cornell’s district energy
systems already include renewable lake cooling (Lake Source Cooling), combined heat and power,
run-of-river hydropower, and some rooftop solar. Designing for lower temperature hot water will
1 The published “Basis Document” for the 2009 CAP assumed a continued growth of about 1 million gross
square foot of building per decade. Since 2009 Cornell has added about 800,000 square feet of new
building space at our Ithaca campus.
44 of 5
save energy in the short term and speed the transition to other renewable integration. Future
integration can include Cornell’s planned Earth Source Heat and sustainable biomass. The design
and integration with district energy will also provide opportunities to add other renewable resources
that may prove feasible, including but not limited to concentrated solar thermal (a pilot project to
test this feasibility is planned for the spring).
As a result of aggressive adherence to these principles, Cornell has maintained essentially “flat” energy
usage (varying somewhat year-to-year based on weather and research patterns) for nearly two decades
despite campus growth, as presented the original LEAF submittal. Cornell intends to continue that trend
through continuing energy conservation, stringent application of standards to renovation projects, and
similar “demand-side” efforts.
To reduce energy use and associated climate impacts on the “supply” side, Cornell has full-time engineers
whose primary role is to maintain and improve the performance of its energy generation and delivery In
addition to anticipated Central Heating Plant improvements, Cornell’s steady transition to a hot-water
distribution system should further reduce heating losses across campus, since steam distribution has
inherently much higher thermal losses (~20%) than hot water (~2%). The result of these supply-side efforts
will also reduce natural gas usage by Cornell at the Central Energy Plant.
As noted previously, this project adds about 4% of campus building footprint, but has proportionally smaller
campus energy impacts (about 1.4% of current campus electric, heat, and cooling loads). After the project’s
completion Cornell’s energy projections, which are based on planned energy conservation projects over the
next several years, nonetheless forecast reduced energy demands for campus (about 2% below current
needs), more than offsetting the additional energy needs of this project. Thus, using this holistic and
comprehensive approach, Cornell fully anticipates that natural gas use at the Central Plant will be lower
when the new NCRE facilities open that they are today.
Finally, as documented in prior submittals, Cornell is continuing an aggressive program of supporting large-
scale photovoltaic (solar) power within New York State; these renewable energy systems also displace
natural gas consumed by others within the State.
Impacts to Land (page 69)
Can you explain more about the vibration monitoring? Are there examples of a project using DDC
that you can share?
Vibration monitoring equipment (accelerometers) will be installed in buildings adjacent DDC activity. To
prevent damage to nearby buildings, vibration limits will be set based on adjacent building’s type,
construction, age, condition and use and ground improvement by DDC will be designed to minimize
vibration.
DDC work would begin away from existing buildings and progress towards them while monitoring building
vibration. The following techniques can be employed near buildings to reduce vibrations (if necessary):
x Reducing vibrations by reducing the drop height an d size of the drop weight while increasing the
number of drops per point.
x Creating cut-off trenches between DDC activity and existing buildings
55 of 5
If vibrations approach design limits near existing buildings and cannot be further reduced, DDC
improvement will not be used any closer. Subgrade improvements closer to the buildings would then
progress with a different process, likely removal and replacement of non-bearing soil material.
Below is a list of projects in New York that the contractor has completed with using the DDC ground
improvement technique:
2018 Starbuck Island Redevelopment Green Island, NY
2018 PODS Storage Marlboro, NY
2018 Fairfield Inn & Suites Queensbury, NY
2017 George Urban Boulevard Depew, NY
2016 Akzo Nobel Salt Mine Leicester, NY
2016 PURA Poughkeepsie, NY
2015 652 Albany Shaker Road Colonie, NY
2015 Medical Office Building W. Nyack, NY
2014 ALCO Site Schenectady, NY
2014 Warehouse Menands, NY
2013 Quick-Check Ulster, NY
2013 Tractor Supply Guilderland, NY
IImpacts to Parking | Transportation (pages 156-157)
To reduce student parking off-campus, the project incorporates the following measures:
x The project is located on campus.
x The project is within walking distance to classes and multiple services.
x Cornell has a Transportation Demand Management Program which reduces single occupancy
vehicle use.
x The project is located in an area with multiple bus stops and routes.
x TCAT service to north campus will be increased as a result of the project.
x The majority of students on North Campus walk, bicycle or use public transit.
x Estimates of how many additional students will bring cars to campus have been calculated based
on historic data and enough parking within the project area is available to accommodate any
expected increase.
MATERIAL BOARD - 11/20/18327 W. SENECA STVISUM DEVELOPMENTITHACA, NY 14850p: 607.216.8802 | WWW.STREAMCOLAB.COMNOVEMBER 20, 20182018015A11 Fiber Cement and wood board and batten2 Half Round Style Gutter. Paint color C3 CertainTeed - Timber Blend 3-tab shingles6 Decorative Drip Cap. Paint color F7 Dryvit - Freestyle DPR Texture. Color as noted on A3.8 Dryvit - Quartzputz DRP. Color as noted on A3EXTERIOR MATERIALS4 Steel “C” Channel canopy w/ cable support. Paint color E5 Anderson 400 Seriers with factory applied trim, sill, and cap.Paint color F9 Anderson 100 Series Paint 1 - Paint color F10 Larch Screen
MATERIAL BOARD - 11/20/18327 W. SENECA STVISUM DEVELOPMENTITHACA, NY 14850p: 607.216.8802 | WWW.STREAMCOLAB.COMNOVEMBER 20, 20182018015A2A Color 1 - BM Sunny Days - second and third floor stuccoB Color 2 - BM Indian River - First floor struccoC Color 3 - BM Rustic Taupe - Trim band, soffit, fasciaD Color 4 - BM Jupiter Glow - DoorsE Color 5 - Canopy edges and supportsF Color 5- Window units and trimEXTERIOR COLORS
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
1
PROJECT DESCRIPTION
The applicant proposes to build a 133,000 GSF, four story apartment building and associated site
improvements on the former Gun Hill Factory site. The 74-unit, age-restricted apartment building will be a
mix of one and two bedroom units and will include 7,440 SF of amenity space and 85 parking spaces (20
surface spaces and 65 covered spaces under the building). Site improvements include an eight foot wide
public walkway located within the dedicated open space on adjacent City Property (as required per
agreements established between the City and the property owner in 2007) and is to be constructed by the
project sponsor. The project site is currently in the New York State Brownfield Cleanup Program (BCP). Before
site development can occur the applicant is required to remediate the site based on soil cleanup objectives for
restricted residential use. A remedial investigation (RI) was recently completed at the site and was submitted
to NYSDEC in August 2018. The project is in the R-3a Zoning District and requires multiple variances.
This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 B(1)
(h)[2], (k) and (n) and the State Environmental Quality Review Act (“SEQRA”) §617-4 (b) (11), and is subject to
environmental review.
IMPACT ON LAND
The 2.37 acre project site is located in a developed urban setting and has been previously disturbed due to
historic land use associated with the former Ithaca Gun Factory. The average depth to water on-site is greater
than 15-feet, and both soil and water have known contamination due to prior use of the site. Soil and
groundwater remediation will be completed as part of project requirements for redevelopment as well as the
site’s participation in New York State’s Brownfield Cleanup Program (“BCP”). The site is currently vacant,
however the project proposes to return the site to habitable use through remediation and redevelopment.
According to a geotechnical report provided by the applicant dated August 24, 2018, bedrock depths are
between the site’s surface and 8.5-feet from the surface, however no blasting is proposed to occur as part of
development. The geotechnical report proposes conventional shallow foundations to be constructed to bear
on stable natural rock or lean concrete to be placed during site preparation work.
Approximately 4,050 tons of rock and unconsolidated materials will be removed from the site (15,000 cubic
yards). Ground disturbance will not require blasting and primarily impacts areas that have previously been
developed (i.e. concrete foundations, gravel, and some bedrock). A 0.57 acre net increase of roads, buildings
and other paved or impervious surfaces is proposed, however the project additionally proposes to increase
lawn and landscaping acreage by 0.14 acre. The project will disturb more than one acre of land, requiring a
Storm Water Pollution Prevention Plan (“SWPPP”) to be developed and implemented.
According to the site plan submitted on September 14, 2018 in reference to the above referenced
geotechnical report:
“The report recommends conventional shallow foundations bearing on rock for 85% of the
building. The allowable bearing pressure provided is 15ksf….. A small area at the northeast
portion of the building will require deep foundations due to the rock profile that is steeply sloping
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
2
and will be much below the standard footing elevations. The footings in those areas will be
supported by micropiles or other deep foundation options which have yet to be determined.”
For discussion/additional information needed
x Need clarification of the amount of soil being removed as part of remediation versus project
construction.
x Need estimate of number of truckloads to remove grossly contaminated soils.
x Need to identify slopes 15% or greater that are within the limits of project disturbance.
x Project is expected to be a year in duration; require construction timeframe and any anticipated
impacts during the 20 month duration.
x How much vegetation is proposed to be removed as part of the project?
x Is 0.16 acre of brushland part of applicant’s site, city’s site, or both.
x Identify the portion of the project to be developed on steep slopes.
x Need the long-term monitoring and remediation plan for soil and groundwater.
IMPACT ON GEOLOGIC FEATURES
The site is located contiguous to the gorge, which accommodates the Fall Creek (“the Creek”) waterbody to
the north, a designated recreational river. Construction and site activities are not proposed to impact this
geological feature. Silt logs are proposed to be used for perimeter protection along topographic contours, as
identified in the Erosion and Sediment Control Plan (C1.02) dated September 14, 2018. The applicant further
proposes to periodically inspect and maintain all control measures during construction, and to clean out
sediment when accumulated to 25% of the height of the silt logs. See also Impact on Surface Water section.
For discussion/additional information needed
x Need additional narrative related to limits of disturbance.
IMPACT ON SURFACE WATER
As stated in the prior section, the project site is located contiguous to Fall Creek. The applicant proposes to
use best practices, identified in the Erosion and Sediment Control Plan (C1.02) dated September 14, 2018, to
minimize erosion and sedimentation that may otherwise adversely impact the Creek. Such techniques include
installation of silt logs around the project perimeter and placement of filter fabric over stormwater drains until
site stabilization occurs. Introduction of turbidity is anticipated to minimal and limited to the period of
construction.
For discussion/additional information needed
x Need narrative from the SWPPP.
IMPACT ON GROUNDWATER
The potable water source to support the residential development is not site groundwater, which is known to
have pre-existing contamination. The City of Ithaca will supply potable water to the development. According
to the applicant’s preliminary site plan (dated September 2018):
“Groundwater occurs at depths of approximately 30-feet below grade and within fractures of the
underlying bedrock.”
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
3
Due to the depth of the groundwater, it is unlikely construction will impact groundwater or that exposure to
volatile organic compound (“VOC”) contamination will occur.
Furthermore, groundwater is planned to be monitored and treated as part of site remediation, resulting in a
net positive impact on groundwater quality for the site. According to the site plan submitted in September
2018, stormwater management is proposed to be addressed on-site, and include a combination of a
bioretention filter and hydrodynamic separator units.
For discussion/additional information needed
x Need the long-term monitoring and remediation plan for soil and groundwater.
IMPACT ON FLOODING
The project is not located in the 100 or 500 year floodplain, and will not impact any waterbody that may
contribute to flooding. Rainwater from roof areas will be conveyed via rain leaders to ground level. A below
grade piping system will collect stormwater at the groundwater and convey water out of the building.
The Lead Agency has determined that based on the information above, no significant impact to flooding is
anticipated.
IMPACTS ON AIR
According to information provided by the applicant, construction is projected to last approximately 20
months. Excavation and preparation of foundations create the potential for increased airborne dust and dirt
particles. Impacts to air quality will be limited to the period associated with construction activities.
During construction, the applicant will employ the following applicable dust control measures, as appropriate:
x Misting or fog spraying the site to minimize dust;
x Maintaining crushed stone tracking pads at all entrances to the construction site;
x Re-seeding disturbed areas to minimize bare exposed soils;
x Keeping roads clear of dust and debris;
x Requiring trucks to be covered;
x Prohibiting burning of debris on site.
The Lead Agency has determined that with the mitigation measures during construction identified above, no
significant impact to air is anticipated.
IMPACTS ON PLANTS AND ANIMALS
According to the NYSDEC Environmental Resource Mapper, there are no rare or significant plant or animal
communities located on or around the project site. In addition, the Environmental Resource Mapper does not
identify any rare plant or animal species on or around the project site. The Northern long-eared bat is a
Federally listed threatened species that is known to be located in the northeastern portion of the United
States, including portions of New York State. The habitat for this species is generally in forested areas. Given
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
4
that the project site is located in a predominantly urban area with limited forestation on the project site, it is
unlikely the project (i.e., construction activities) will impact this species.
For discussion/additional information needed
x Need more information on vegetative removal as part of construction.
The Lead Agency has determined that based on the information above, no significant impact to plants and
animals is anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is located in an urbanized area, and there are no agricultural resources located in proximity to
the project site.
The Lead Agency has determined that based on the information above, no significant impact agricultural
resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
The project site is visible from the public right-of-way used for routine, multi-modal travel by area residents.
The project aims to enhance viewing of scenic resources (i.e., Fall Creek) through construction of a publicly
accessible overlook.
For discussion/additional information needed
x Need a better understanding of how much of the project will be visible from Fall Creek and
Cornell Height’s Historic District.
x Need more information from the applicant regarding similar projects that may be visible in
proximity of the project.
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
The project site is located on an area that has experienced significant prior disturbance. Furthermore, there
are no sites, districts or buildings listed or on the State and National Register of Historic Places substantially
contiguous to the project site. The site is located in proximity to the Cornell Heights Historic District.
For discussion/additional information needed\
x Need to determine whether or not project will be visible from the Cornell Heights Historic
District.
IMPACT ON OPEN SPACE AND RECREATION
The site is an existing brownfield site with limited public access. The project proposes to enhance public access
to Fall Creek by proposing construction of a pathway and overlook.
The Lead Agency has determined that based on the information above, no significant impact open space and
recreational resources is anticipated.
For discussion/additional information needed
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
5
x Insert additional information about proposed public improvements.
IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no Critical Environmental Areas located within the City of Ithaca.
The Lead Agency has determined that based on the information above, no significant impact to critical
environmental areas is anticipated.
IMPACT ON TRANSPORTATION
According to the site plan submitted September 14, 2018, the project proposes 85 parking spaces to
accommodate residents. In addition, the project plans improvements to the easterly drive that already exists
near the site. Additional handicapped parking locations are being considered and may be accommodated.
There will be temporary transportation impacts during the construction period, from [need dates]. The project
is intended to be constructed in a single phase. According to information provided by the applicant in the
September 14, 2018 submission:
“All access to the east parcel will be from Lake Street. Access to the City-owned parcel for
construction of the elevated public walkway located within the dedicated open space is
anticipated to occur primarily from the east parcel and Lake Street.
Work located within the City right-of-way that will require street permits from the Engineering
Division of the Department of Public Works include: new curbs, asphalt patch, two curb cuts,
asphalt driveways, concrete public sidewalk and stairs, handrails, and a small quarry block
retaining wall.
Construction vehicles with regional northern and southern points of origin and destination will
follow Lake Street west from the redevelopment site, connecting via East Shore Drive to State
Route 13 and proceeding northeast towards I-81 (connecting to the interstate at Cortland).”
For discussion/additional information needed
x Need to determine transportation impacts/mitigation during construction related activities
(e.g., number of truckloads for soil removal, etc.).
IMPACT ON ENERGY
The applicant has provided the following information related to on-site energy utilization in the site plan
submitted September 14, 2018:
“Electrical
The electrical design shall be based on the following:
x Electric service provided by the local utility company;
x Each apartment is separately metered from a utility meter. An unmetered service will be
provided for this need. Individual electric meters for each apartment will encourage
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
6
more accountability among tenants and their energy usage. This will help to increase the
overall building efficiency; and
x A separate metered electric service for house loads such as common spaces, garage,
corridors, stairwells, amenity spaces, and the sort.
On-Site Power Generation
An on-site power plant will be provided to support the facility in the event of a power outage.
The plant will be a diesel engine driven generator rated at 150 Kw, 208Y/120 volts, 3 phase, 4
wire, 0.8 power factor 60 hertz. The generator set will be provided outdoor on a concrete
housekeeping pad. Generator will be provided with a weather protective assembly, subbase fuel
tank sized to support the facility for 24 hours at full load, and critical silencing type muffler to
minimize sound.
The generator set will include starting aids such as engine block heater and battery charger.
Loads supported by the generator set includes Emergency Systems, fire pump (if required), and
Legally Required Standby Systems. Only one elevator will be powered during utility outage.
Lighting
Lighting throughout the building will be LED fixtures.
Eight Approximately 14-foot high contemporary pole-mounted area lights will be sited around
the surface parking area and near the southern entrance driveway to the basement level parking
garage to illuminate primary vehicular circulation routes and the general vicinity nearest the
surface parking lot. Supplemental low-level path lighting is proposed to be mounted to a cheek
wall that runs the length of the primary sidewalk on the east of the building and the west side of
the surface parking lot.
Natural Gas
Natural gas is available at the site and will be provided for the two rooftop units and amenity
fireplace.”
For discussion/additional information needed
x Need more information related to energy conservation methods and compliance with
Tompkins County Energy Recommendations for New Construction.
IMPACT ON NOISE, ODOR & LIGHT
According the site plan review application provided by the applicant construction will last approximately 20
months. The project is located in an urban, residential area. Noise producing construction activities will
temporarily impact residents in the immediate area. Noise producing construction activity will be limited to
the hours of 7:30 a.m. to 7:30 p.m. Monday through Friday.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
7
Site lighting may cast light onto adjoining properties. The project proposes to incorporate LED light fixtures as
the exterior light source. The introduction of site lighting is anticipated to have a small impact on the area, and
a final lighting plan will be submitted for site plan review.
A final lighting plan will be submitted during site plan review.
For discussion/additional information needed
x Need to determine light impacts from the building (large area of glass fenestration proposed)
to surrounding residential and recreational uses.
IMPACT ON HUMAN HEALTH
The site is currently undergoing remediation for lead contamination, PAHs, and select VOCs in both the soil
and groundwater. Proposed future use is a higher density residential apartment complex. Institutional (e.g.,
deed restriction) and engineering controls (e.g., soil vapor intrusion mitigation measures) will be required for
residential occupancy of the site. Garage ventilation measures are proposed to minimize exposure to vapors.
Remediation completed as part of site redevelopment is anticipated to have a net positive impact on human
health and minimize exposure to any residual contamination.
For discussion/additional information needed
x Require a Soil Management Plan for construction activities.
x Need the proposed remediation and monitoring plan for soil, groundwater and to address
potential vapor intrusion.
CONSISTENCY WITH COMMUNITY PLANS
The project requires several variances due deficient yard setbacks that result from a portion of the original
property being dedicated to the City as open space. The project is located in an urbanized area and located in
proximity to other higher density residential uses, and supports the Comprehensive Plan by providing
affordable housing. In addition, the project intends to enhance and protect environmental quality through site
remediation.
For discussion/additional information needed
x Require Infrastructure Capacity Analysis to determine additional demand on water/sewer
infrastructure.
CONSISTENCY WITH COMMUNITY CHARACTER
The site at 121-125 Lake Street is currently vacant, and the project proposes to construct a 133,000 square
foot structure on-site. Although this is in contrast to existing conditions, historically the site was used for
industrial purposes and supported structures comparable to that proposed. The proposed residential
development is in an area of the City that has historic and emerging residential uses. The project does not
propose to replace any facilities or areas of historic importance to the community. The architectural scale and
character of the proposed development is anticipated to have a small impact, and will be addressed and
mitigated throughout the site plan review process.
For discussion/additional information needed
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Falls Park Apartments, 121-125 Lake Street
Date Created: 11/16/2018
8
x Need more information on the proposed façade design as it develops; consistency with
surrounding structures/development.
Prepared by: Lisa Nicholas, AICP, Senior Planner and revised by the Planning Board
Page 1 of 5
November 14, 2018
Full Site Plan Review
(2) Two Family Dwellings
New Construction in R-2b Zoning District
At 815-817 North Aurora Street
City of Ithaca, New York 14850
Project Narrative
Parcel Number 28-5-18, 815-817 North Aurora Street is located in the City of Ithaca. It contains an existing
(two family) residential building at its southwest corner and an existing shed located midpoint along its south
boundary. The existing residential building is a legally non-conforming building because it has zoning area
deficiencies (one side yard is 2.9 feet instead of the required minimum 5 feet)
This parcel has 72 feet of street frontage and is 133.2 feet deep in a rectangular shape. It has 9,590 square feet in
area.
This parcel is in the R-2b zoning district. In this district, 35 feet is the minimum street frontage of a buildable
lot, and 3,000 square feet is the required lot area for a single family or two family dwelling. 815-817 North
Aurora Street has a capacity of three single family or two family dwellings and has the potential of being
subdivided into two buildable parcels.
It is proposed that the existing buildings be removed from the parcel and replaced with two two family
dwellings. The two buildings would be located one in front of the other.
The required four spaces of off street parking would be accessed from a 10 foot wide drive at the north edge of
the parcel which would serve a turn-around at a right angle to the drive to permit all cars parked on site to turn
around before crossing the sidewalk and entering the street in a forward direction. all four parking spaces would
be located in the buildable area of the parcel (not in the required side or rear yards).
The rear yard would be developed into a shady, grassy green area for the use of all the tenants.
The three bedroom apartments are each 1,290 square feet in size and include an additional den on the main
floor.
Vehicle access to the property would be on the north side of the dwellings. Pedestrian access to the property
would be a sidewalk on the south side. Between the two residential buildings would be located an accessory
building which would contain the garbage, recycling and covered bicycle storage, separated by apartment.
Page 2 of 5
815-817 North Aurora Street Zoning Analysis
R-2b zoning district
Proposed 2 Family Dwellings are permitted in this district.
Required Off Street Parking is permitted in this district.
Off Street Parking Requirement:
o 1 Parking Space required for each Apartment with up to 3 bedrooms,
o 4 parking spaces for (4) 3 bedroom apartments is proposed.
Minimum Lot Size:
o 1 or 2 family dwelling: 3,000 square feet required,
o 4,795 square feet per 2 family dwelling proposed.
Minimum Width at Street Line:
o 35 feet required,
o 72 feet proposed.
Maximum Number of Stories:
o 3 stories permitted,
o 2 stories proposed.
Maximum Height:
o 35 feet permitted,
o 23 feet, 10 inches proposed.
Maximum Lot Coverage:
o 35% permitted,
o 28.3% proposed.
Minimum Yard Dimensions:
o Front:
10 feet required,
10 feet proposed.
o One Side:
10 feet required,
18 feet 6 inches proposed.
o Other Side:
5 feet required,
9 feet 6 inches proposed.
o Rear:
25% of lot depth, 20 feet minimum, 50 feet maximum required,
25% of 133.2 feet = 33.3 feet minimum required rear yard proposed.
Minimum Building Height:
o None required.
Page 3 of 5
Request for Approval of Landscape Compliance Off Street Parking Site Plan Scheme
Drawing SP1a/A1b shows an off-street parking scheme which complies as closely as possible with the Setback
Compliance Method for off-street parking.
There is no parking in the required side or rear yards of the parcel.
The coverage of the remaining side yard exceeds the 50% maximum.
o Depending on the attribution of the remaining side yard to “12 foot wide drive” and “turn-
around”, the coverage of the remaining side yard with parking is as much as 86.7% or as little as
61%.
o If the drive side yard is increased 2’-0” to 20’-6” and the pedestrian side yard on the opposite
side of the building is decreased by 2’-0” to 7’-6”, and it is understood that the “12 foot drive”
connects all the parking spaces, the coverage drops from 61% to 50% and the scheme would
strictly conform to the Setback Compliance Method for off-street parking.
Drawing SP2a/A1a shows an off-street parking scheme which is proposed according to the Landscape
Compliance Method for off-street parking.
One of the parking spaces is moved into the required side yard.
o The benefit is to move the parking away from the street to a location which is entirely fenced
from the view of the neighboring property.
The drive is moved into the center of the side yard, giving some green space on each side of the drive.
o The benefit is to not press the pavement right up against the privacy fence.
The drive side yard is decreased by 2 feet and the pedestrian side yard is increased by 2 feet.
o The benefit is to increase the green space in a space the pedestrians and bike riders use.
o The further benefit is to make the two side yards more equal to keep the building as far from the
adjacent property lines as possible for the purposes of maintaining open space between
buildings.
We request that the Planning Board approve the site plan represented in drawing SP2a/A1a.
Storm Water Narrative
Roof water is guttered and led through downspouts through underground drains to the city storm sewer.
Storm water which is collected on the sidewalks is drained toward the center of this parcel through a
1:48 sidewalk cross slope to be absorbed into the adjacent soil. Any water that accumulates on the
surface of the soil is led to a catch basin between the buildings which is connected through underground
drains to the city storm sewer.
The paved parking area is paved with crushed stone, which will permit some amount of percolation of
surface water into the pavement (this is not “permeable pavement”). The parking area and drive are
curbed which will contain the storm water which falls on it. The drive is sloped down toward the
parking area, which will be drained by a catch basin in the parking area, which will carry the storm
water through underground drains to the city storm sewer.
The front and rear yards are level and will allow surface water to percolate into the ground without
traveling to adjacent properties.
Page 4 of 5
Construction Narrative
The foundation of the existing building will be removed and the cellar hole will be filled in with
structural material.
The new buildings will be a slab on frost walls building. About 200 cubic yards of material will be
excavated for the frost walls and the drainage material which will be replaced in and around the
foundation.
Minor grading will change the generally level site to give positive drainage of excess surface water to
catch basins connected to the city sewer. The site will remain generally level and at the existing
elevation.
Concrete pavement will connect all the housing units and the parking area to the city sidewalk.
Crushed stone pavement will give a structural non-muddy surface for automobile traffic and parking.
Staging Narrative
The building is set back 10 feet from the front property line. There will be no need to close the sidewalk
or use the tree lawn during the construction project. The sidewalk and the tree lawn shall be fenced with
a 6 foot high chain link construction fence to separate it from the construction site. The gate in the fence
shall be placed, aligned with the existing curb cut and driveway apron.
The existing street tree shall be protected from construction activities with a 4 foot high wood fence on a
ground mounted frame which will protect a ground area of 8 feet by 8 feet centered on the tree and
aligned with the edge of the sidewalk.
The rear yard is 33’-4”. 10 feet of the rear yard will be fenced off with a 6 foot high chain link
construction fence and off limits to construction and construction staging, to protect the trees on the
adjacent property from damage from soil compaction. 22’-4” of the rear yard will be available for
construction and staging.
The full width of the site will be used for construction. Construction fencing shall be placed at the
property line at all locations which do not have an existing privacy fence.
Page 5 of 5
Response to the first 5 elements of the
Tompkins County Energy Recommendations for New Construction.
1 Energy Efficient Fixtures and Appliances.
o This Project will specify that water fixtures meet EPA Water Sense requirements.
o The Project will specify that permanent appliances be Energy Star rated.
2 Use of energy efficient heat pump HVAC system.
o This Project is planned to be heated and cooled by an energy efficient, electric, air source
electric, mini-split type heat pump system.
o This Project hot water heaters will specify conventional electric units of energy efficiency
required by NYS.
3 Solar Receptivity and Solar Collection Systems.
o This project will have a solar ready roof as follows:
East, south and west facing major roof surfaces (hipped roof)
Roof vents will be placed outside of the useful solar collection area of the main
roof surface.
Roof shall be designed to carry solar panel system loads in addition to the other
required roof loads.
o This project will not have a photovoltaic system at this time.
4 Energy Efficient Building Design.
o This project has a window-to-wall ratio of 14.9%, which is less than the recommended maximum
ratio of 25%.
o This project has a simple, compact rectangular shape.
o This project will be designed to meet the requirements of the current NYS Energy Code using
Rescheck.
The wall insulation is planned to be spray-foam insulation which dramatically reduces air
infiltration into the building compared to fiberglass batt wall insulation.
The roof truss system will be designed with a raised “energy” heel to permit a full R-49
over the full ceiling area of the building.
o This building will be constructed using best practices for minimizing air infiltration, but will not
include testing in excess of that required by the Residential code of New York.
5 Lighting and Controls
o The building will be supplied with LED lighting.
The decorative light fixtures which are mounted below the ceiling will be incandescent
fixtures which are fitted with self-contained LED incandescent bulbs to permit bulb
replacement without having to replace the base fixture.
The general flood lighting will be LED disk lights.
The exterior lighting will be LED fixtures.
(2) Two Family DwellingsSite Plan ReviewA01 of 62800410/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLC815-817 North Aurora Street Zoning Analysis R-2b zoning district Proposed 2 Family Dwellings are permitted in this district. Required Off Street Parking is permitted in this district. Off Street Parking Requirement: o1 Parking Space required for each Apartment with up to 3 bedrooms, o4 parking spaces for (4) 3 bedroom apartments is proposed. Minimum Lot Size: o1 or 2 family dwelling: 3,000 square feet required, o4,795 square feet per 2 family dwelling proposed. Minimum Width at Street Line: o35 feet required, o72 feet proposed. Maximum Number of Stories: o3 stories permitted, o2 stories proposed. Maximum Height: o35 feet permitted, o23 feet, 10 inches proposed. Maximum Lot Coverage: o35% permitted, o28.3% proposed. Minimum Yard Dimensions: oFront: 10 feet required, 10 feet proposed. oOne Side: 10 feet required, 18 feet 6 inches proposed. oOther Side: 5 feet required, 9 feet 6 inches proposed. oRear: 25% of lot depth, 20 feet minimum, 50 feet maximum required, 25% of 133.2 feet = 33.3 feet minimum required rear yard proposed. Minimum Building Height: oNone required. New Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850Project Narrative Parcel Number 28-5-18, 815-817 North Aurora Street is located in the City of Ithaca. It contains an existing (two family) residential building at its southwest corner and an existing shed located midpoint along its south boundary. The existing residential building is a legally non-conforming building because it has zoning area deficiencies (one side yard is 2.9 feet instead of the required minimum 5 feet) This parcel has 72 feet of street frontage and is 133.2 feet deep in a rectangular shape. It has 9,590 square feet in area. This parcel is in the R-2b zoning district. In this district, 35 feet is the minimum street frontage of a buildable lot, and 3,000 square feet is the required lot area for a single family or two family dwelling. 815-817 North Aurora Street has a capacity of three single family or two family dwellings and has the potential of being subdivided into two buildable parcels. It is proposed that the existing buildings be removed from the parcel and replaced with two two family dwellings. The two buildings would be located one in front of the other. The required four spaces of off street parking would be accessed from a 10 foot wide drive at the north edge of the parcel which would serve a turn-around at a right angle to the drive to permit all cars parked on site to turn around before crossing the sidewalk and entering the street in a forward direction. all four parking spaces would be located in the buildable area of the parcel (not in the required side or rear yards). The rear yard would be developed into a shady, grassy green area for the use of all the tenants. The three bedroom apartments are each 1,290 square feet in size and include an additional den on the main floor. Vehicle access to the property would be on the north side of the dwellings. Pedestrian access to the property would be a sidewalk on the south side. Between the two residential buildings would be located an accessory building which would contain the garbage, recycling and covered bicycle storage, separated by apartment. Context Map1" = 50'-0"ASurvey1" = 20'-0"Ba815-817 N. Aurora St.R2-b zoning districtFire HydrantTelephone PoleL: street lightT: TransformerStorm Sewer InletLegend of Added SymbolsL+TTLLLElectrical, Cable, and Telephone Lines run from pole to pole on the east side of North Aurora Street.015102040160801"=20'-0"
(2) Two Family DwellingsSite Plan ReviewA1a2 of 62800411/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLCNew Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850015102040160803/32"=1'-0"Site Plan(using Landscape Compliance Method for Off-Street Parking)3/32" = 1'-0"SP2aThe Owner would like to use the site plan which uses the Landscape Compliance Methodfor positioning the off-street parking.green spacebetween driveway and fence11'-6"wider green space forpedestrian access to property16'-6"sideyard10'-0"drive widthgreen spacebetween driveway and house1234concretedriveway16'-0"18'-0"16'-0"18'-0"grassyspacewith tree5 foot other yard setbackcovered accessory structurefor garbage, recycling and bicyclesconcrete sidewalk10'-0"89'-10 3/8"33'-4"133'-2 3/8"lot depth72'-0"lot width6" high concrete curbat perimeter of drive,parking and turn-aroundground coverground coverground coverlawnlawnlawnshaded, grassybackyardfor use byall tenantsconcretesidewalkcity sidewalklawn21'-0"34'-5"concrete sidewalkconcrete sidewalkconcrete sidewalkconcreteapron withconcrete flarecrushed stoneparking and turn-around10 footsideyard setbackThe existing is level within 3".All storm water from this siteis designed to be absorbedinto the ground on this siteor be piped to the city stormwater sewer.Catch Basinconnected to storm sewerelevation -12"top of concretedriveway pavementat existing sidewalkelevation: 0"top of concretesidewalk pavementat existing sidewalkelevation: 0"top of concretesidewalk pavementat existing sidewalkelevation: 0"level grade around buildingelevation +6"top of crushed stone parkingelevation 0"top of curb: elevation: 0"top of driveway: elevation -9"~1:48 slopedown towardcatch basin~1:66 slopedown towardcatch basin~1:59 slopedown towardcatch basin~1:54 slopedown towardcatch basingrass yardelevation: 0"absorptivegrass yardelevation: 0"el: -2" edge of sidewalkel: -1" edge of sidewalkel: 0"existing elevation at property linecatch basinrim at el: -3"top of crushedstone parkingelevation -6"top of curb: elevation: -6"top of driveway: elevation 0"top of curb: existing elevation: 0"top of driveway: elevation -6"~1:20 slopedown towardcatch basin~1:73 slopedown towardcatch basinFloor 1elevation: +19"Floor 1elevation: +19"absorptive green space pitched down to walkabsorptive green space pitched down to walkconcrete sidewalk cross pitched down in direction of houseconcrete sidewalk cross pitched down in direction of houseabsorptive green space pitched down to walkabsorptive green space pitched down to walkabsorptive yardsloped awayfrom houseabsorptive yardsloped awayfrom houseabsorptive yardsloped awayfrom houseabsorptive yardsloped awayfrom houselevel grade around buildingelevation +6"absorptive green spaceand concrete sidewalkslope down toward parkingabsorptive green spaceand concrete sidewalkslope down toward parkingsidewalkpitches towardrear yardabsorptive green space pitched down to top of curbabsorptive green space pitched down to top of curbRoof wateris carriedto storm sewerthrough gutters,leaders andunder-ground drainsRoof wateris carriedto storm sewerthrough gutters,leaders andunder-ground drainselectric, telephoneand cable servicesrun undergroundfrom existing poleGrading, Drainage, Landscape and Utility Plan(using Landscape Compliance Method for Off-Street Parking)1/8" = 1'-0"SP2bcovered entryel: +18"covered entryel: +18"ArborVitaedayliliesdayliliesOakleafHydrangeaOakleafHydrangeaOakleafHydrangeaOakleafHydrangeaRhododendronYewYewBridalWreathBridalWreathMockOrangeLilacBoxwoodBoxwood10'-0"Chain link construction fenceto protect the tree roots of theexisting trees on the adjacentproperty to the rear from soilcompaction damage.no constructionorconstruction stagingin this areaHVACHVACchain link construction fenceto protect tree rootsconstruction fence at front property linegate at existing driveway apron1/8" = 1'-0"0151020404 foot high wood fencearound existing tree6 foot high chain link construction fencegate in fenceshrubsshrubsHVACHVACHVACHVAC
(2) Two Family DwellingsSite Plan ReviewA1b3 of 62800411/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLCNew Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850015102040160803/32"=1'-0"Site Plan(using Setback Compliance Method for Off-Street Parking)3/32" = 1'-0"SP1a9'-6"other sideyard123410'-0"drive width6" wide curb to protect fence8'-0"18'-0"16'-0"18'-0"10 footsideyard setback5 foot other yard setback18'-6"sideyardgrassyspacewith treecovered accessory structurefor garbage, recycling and bicyclesshaded, grassybackyardfor use byall tenantsconcrete sidewalkcrushed stoneparking and turn-aroundconcretedrivewayconcreteapron withconcrete flare10'-0"89'-10 3/8"33'-4"29'-11"133'-2 3/8"lot depth72'-0"lot width6" high concrete curbat perimeter of drive,parking and turn-aroundlawnlawnlawnground coverground coverlawnshrubsshrubsshrubsshrubsshrubsshrubsApt 1coveredentryApt 2coveredentryApt 3coveredentryApt 4coveredentry23'-0"41'-11"18'-0"concrete sidewalkconcrete sidewalkconcrete sidewalkHVACHVACCatch Basinconnected to storm sewerelevation -12"top of concretedriveway pavementat existing sidewalkelevation: 0"top of concretesidewalk pavementat existing sidewalkelevation: 0"top of concretesidewalk pavementat existing sidewalkelevation: 0"The existing is level within 3".All storm water from this siteis designed to be absorbedinto the ground on this siteor be piped to the city stormwater sewer.level grade around buildingelevation +6"top of crushed stone parkingelevation 0"top of curb: elevation: 0"top of driveway: elevation -6"~1:48 slopedown towardcatch basin~1:66 slopedown towardcatch basin~1:61 slopedown towardcatch basin~1:54 slopedown towardcatch basingrass yardelevation: 0"absorptivegrass yardelevation: 0"el: -2" edge of sidewalkel: -1" edge of sidewalkel: 0"existing elevation at property linecatch basinrim at el: -3"top of crushedstone parkingelevation -6"top of curb: elevation: -6"top of driveway: elevation 0"top of curb: existing elevation: 0"top of driveway: elevation -6"~1:20 slopedown towardcatch basin~1:65 slopedown towardcatch basinFloor 1elevation: +19"Floor 1elevation: +19"absorptive green space pitched down to walkabsorptive green space pitched down to walkconcrete sidewalk cross pitched down in direction of houseconcrete sidewalk cross pitched down in direction of houseabsorptive green space pitched down to walkabsorptive green space pitched down to walkabsorptive yardsloped awayfrom houseabsorptive yardsloped awayfrom houselevel grade around buildingelevation +6"absorptive green spaceand concrete sidewalkslope down toward parkingabsorptive green spaceand concrete sidewalkslope down toward parkingsidewalkpitches towardrear yardRoof wateris carriedto storm sewerthrough gutters,leaders andunder-ground drainsRoof wateris carriedto storm sewerthrough gutters,leaders andunder-ground drainselectric, telephoneand cable servicesrun undergroundfrom existing poleThere is notransformerat this pole.If an additionaltransformer isneeded, it canbe installed onthis pole.Grading, Drainage, Landscape and Utility Plan(using Setback Compliance Method for Off-Street Parking)1/8" = 1'-0"SP1bBridalWreathlawnlawnlawnlawnMockOrangeLilacdayliliesdayliliesBoxwoodabsorptive yardsloped awayfrom houseabsorptive yardsloped awayfrom houseYewcovered entryel: +18"covered entryel: +18"ArborVitaeYew(parkingscreen)BridalWreathYewRhododendronOakleafHydrangeaOakleafHydrangeaOakleafHydrangeaOakleafHydrangeadayliliesBoxwood10'-0"Chain link construction fenceto protect the tree roots of theexisting trees on the adjacentproperty to the rear from soilcompaction damage.no constructionorconstruction stagingin this areaHVACHVACchain link construction fenceto protect tree rootsconstruction fence at front property linegate at existing driveway apron
(2) Two Family DwellingsA24 of 62800410/15/2018revised 11/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLCSite Plan ReviewNew Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850South Elevation1/8" = 1'-0"E2Front West Elevation1/8" = 1'-0"E1aInternal East Elevation1/8" = 1'-0"E3bInternal West Elevation1/8" = 1'-0"E1bRear East Elevation1/8" = 1'-0"E3aNorth Elevation1/8" = 1'-0"E4Front West Elevation1/4" = 1'-0"E1A18'-6"side yard9'-6"other side yardpainted shingle look fiber cement lap sidingno corner boardspainted fiber cement entablaturepainted 6" exposurefiber cement clapboard sidingwith 5 1/2" corner boardsexposed concreteor parged CMU foundationarchitectural asphalt shinglesover ice and water shield underlaymentaluminum fascia and guttersaluminum leadersconnected to storm sewerroof vent in dormer gableroof vent in dormer gable44'-0"building width30'-0"building depth1/8" = 1'-0"1/4" = 1'-0"01510204001510204023'-10"HVAC unitsmounted on exterior wallbetween buildingsabove head height10'-5"HVAC unitsmounted on exterior wallbetween buildingsabove head height
(2) Two Family DwellingsSite Plan ReviewA46 of 62800411/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLCNew Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850Site Plan showing Existing Treesand Proposed Improvements1" = 20'-0"See Demolition Plan for Graphic ScaleBc1Demolition Plan1" = 20'-0"BbRemoveExistingHouseRemove(3) ExistingTreesRemoveExistingRemove Existing HedgeRemove Existing Fenceexisting 36" diameterstreet tree remainsexisting 2" diameterstreet tree remainsexisting 12" diameterstreet tree remainsexisting telephone poleexisting30 inch diameter treeto remainon adjacent parcelexisting30 inch diameter treeto remainon adjacent parcelexisting22 inch diameter treeto remainon adjacent parcelexisting6 inch diameter treeto remainon adjacent parcelThree trees will be removedfor the construction of this project.(1) 20" diameter apple tree(1) 17" diameter silver maple tree(1) 20" diameter treenew 6 foot high privacy fenceat both sides and rear property linesof this parcelconcrete sidewalk connectingall apartments, parking and rear yardaccessory building to contain garbageand recycling and lock bikesseparated by apartment.concrete apron and driveway segmentremainder of driveway,turn-around and parkingpaved with crushed stone6" high concrete curbat full perimeter of drive,turn-around and parkingshaded lawnfor play yardat rear yardspacebuffer of shrubberybetween play yardand houselawn areaunder treeentryentryentryentryall entriescovered015102040160801"=20'-0"Limits of Disturbance: The site is flat, and is currently fencedon its sides and rear property lines. The fences will remain during construction.The new construction comes no closer than 9'-6" to the closest property line, and the limits ofdisturbance to the site is planned to be about 6 feet around the new buildings. No storm waterrunoff leaving the site is anticipated from the construction.Site Plan showing Existing Treesand Proposed Improvements1" = 20'-0"See Demolition Plan for Graphic ScaleBc2existing 36" diameterstreet tree remainsexisting 2" diameterstreet tree remainsexisting 12" diameterstreet tree remainsexisting telephone poleexisting30 inch diameter treeto remainon adjacent parcelexisting30 inch diameter treeto remainon adjacent parcelexisting22 inch diameter treeto remainon adjacent parcelexisting6 inch diameter treeto remainon adjacent parcelnew 6 foot high privacy fenceat both sides and rear property linesof this parcelconcrete sidewalk connectingall apartments, parking and rear yardaccessory building to contain garbageand recycling and lock bikesseparated by apartment.concrete apron and driveway segmentremainder of driveway,turn-around and parkingpaved with crushed stone6" high concrete curbat full perimeter of drive,turn-around and parkingshaded lawnfor play yardat rear yardspacebuffer of shrubberybetween play yardand houselawn areaunder treeentryentryentryentryall entriescoveredSite Plan usingLandscape Compliance Methodfor Off-Street ParkingSite Plan usingSetback Compliance Methodfor Off-Street Parking
(2) Two Family DwellingsA35 of 62800410/15/2018revised 11/15/2018327 South Geneva StreetIthaca, New York 14850tel/ans/fax 607-277-2701cell 607-275-7000email DRH@DanielRHirtler.comweb site www.DanielRHirtler.comDaniel R. Hirtler, Architect PLLCSite Plan ReviewNew Construction in R-2b zoning districtat 815-817 North Aurora StreetCity of Ithaca, New York 14850Second Floor Plan1/4" = 1'-0"P2LivingDiningKitchen300SFFoyerCovered EntryDen94SFBath 1 / LaundryFoyerDen94SFBath 1 / LaundryCoatsClosetSecond FloorLandingopen30'-0"frame44'-0"frame23'-7 1/2"14'-3"12'-8 7/8"9'-4 3/8"9'-11 7/8"Bedroom 1125SF13'-4 1/2"9'-4 3/8"10'-6"9'-4 1/2"10'-4 1/2"9'-11 7/8"4'-5"Bedroom 398 SFBedoom 295 SFHallBath 2Bedoom 295 SFBath 2HallBedroom 398 SFBedroom 1125SFSecond FloorLandingSecond FloorLandingLivingDiningKitchen300SFCovered EntryDNDN3'-0"UPUPDNDNCoatsClosetUPUPW/DW/DSecond FloorLandingRoof Plan1/4" = 1'-0"PRFirst Floor Plan1/4" = 1'-0"P1refpanpaneating barat penninsulaDW4'-3"Apartment 1Apartment 26'-6"1/4" = 1'-0"015102040east facing solar ready zone6:12 roof pitchwest facing solar ready zonesouth facing solar ready zonetop of vents6" belowbottom ofphotovoltaic array8'-0"24'-0"192 SFwest-facingsolar ready area192 SFeast-facingsolar ready area8'-0"24'-0"20'-0"6'-0"96 SFsouth-facingsolar ready areabath ventkitchen ventbath ventkitchen vent6:12 roof pitch6:12 roof pitch6:12 roof pitchair ventsin gableair ventsin gableridgerakeeaverakehiphiphiphiprake rakeeaveeaveeavedormerdormeraluminum guttersfull perimeter of roofHVACHVAC
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
1
PROJECT DESCRIPTION
The applicant proposes to demolish a portion of the existing building and construct two additions with
updated exterior materials. The existing building is 18,500 GSF, with 2,265 GSF proposed for demolition. The
new building will be 24,110 GSF. Site improvements include incorporation of a new pedestrian walking path,
and site connections to Wegmans. Approximately 311 parking spaces are proposed to accommodate
customer, service parking, employee, and display parking. Landscape design will improve vegetative cover;
however, it will not meet the City of Ithaca’s impervious/pervious requirements (12%). The project site is
located in the SW-2 Zone, is subject to the 2000 Southwest Design Guidelines, and will require a zoning
variance for a front yard that exceeds the maximum permissible in the SW-2 district (34 feet maximum
permitted, 69-feet 3-inch setback proposed).
This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) and the
State Environmental Quality Review Act (“SEQRA”); however, it will be treated as a Type I Action for the
purpose of environmental review.
IMPACT ON LAND
The 3.106 acre project site is located in a commercial corridor in the southwest portion of the City of Ithaca,
and is the site of an existing car dealership owned and maintained by the project applicant. Approximately
2.93 acres (94 percent) of the site is currently dedicated to roads, buildings, and other paved or impervious
surfaces. The project proposes a net decrease of 0.045 acre of this type of development on the site, and a net
increase of 0.044 acre of landscaping. Much of the existing impervious surface area is used to accommodate
service parking, customer parking, employee parking and display car parking.
According to information provided by the applicant in an October 26, 2018 submission:
“We will be providing an improvement over the existing site conditions with the provision of new
tree planting islands within our work areas and new islands within the current parking lot.
Existing trees and plantings within our construction zone as required by City of Ithaca
requirements. This landscape design will improve, however not meet, the impervious/pervious
requirements dictated by the City of Ithaca.”
As indicated by the applicant, the project does not meet the 12 percent landscape area requirement as is
articulated in the 2000 Southwest Area Design Guidelines and apply to the project. See also section on
Community Character.
The Lead Agency has determined that based on the information above, no significant impact to land is
anticipated.
IMPACT ON GEOLOGIC FEATURES
There are no unique or unusual land forms on the site that will be impacted as part of the project.
The Lead Agency has determined that based on the information above, no significant impact to
geologic features is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
2
IMPACT ON SURFACE WATER
The project is located in a built-out urban area and is not located contiguous or in proximity to any
water features. Furthermore, construction will disturb less than an acre of land and therefore a
SWPPP will not be required for the project.
The Lead Agency has determined that based on the information above, no significant impact to
surface water is anticipated.
IMPACT ON GROUNDWATER
The project proposes continuation of the site’s use as a car dealership, with demolition of an old portion of the
building and two new additions proposed. The operation will not generate new demand for water resources,
and proposes to modestly reduce impervious surface cover with the addition of planting islands and/or
landscaping.
[to be completed – need additional information on any known groundwater conditions, and best
management practices to be utilized to prevent contamination through site operations]
The Lead Agency has determined that based on the information above, no significant impact to
groundwater is anticipated.
IMPACT ON FLOODING
The project is not located in the 100 or 500 year floodplain, and will not impact any waterbody that may
contribute to flooding.
The Lead Agency has determined that based on the information above, no significant impact to flooding is
anticipated.
IMPACTS ON AIR
According to information provided by the applicant, construction is projected to last approximately7 months.
Excavation and preparation of foundations create the potential for increased airborne dust and dirt particles.
Impacts to air quality will be limited to the period associated with construction activities.
During construction, the applicant will employ the following applicable dust control measures, as appropriate:
x Misting or fog spraying the site to minimize dust;
x Maintaining crushed stone tracking pads at all entrances to the construction site;
x Re-seeding disturbed areas to minimize bare exposed soils;
x Keeping roads clear of dust and debris;
x Requiring trucks to be covered;
x Prohibiting burning of debris on site.
The Lead Agency has determined that with the mitigation measures during construction identified above, no
significant impact to air is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
3
IMPACTS ON PLANTS AND ANIMALS
According to the NYSDEC Environmental Resource Mapper, there are no rare or significant plant or animal
communities located on or around the project site. In addition, the Environmental Resource Mapper does not
identify any rare plant or animal species on or around the project site.
The Northern long-eared bat is a Federally listed threatened species that is known to be located in the
northeastern portion of the United States, including portions of New York State. The habitat for this species is
generally in forested areas. Given that the project site is located in a developed urban area with limited
forestation on the project site, it is unlikely the project (i.e., construction activities) will impact this species.
The Lead Agency has determined that based on the information above, no significant impact to plants and
animals is anticipated.
IMPACT ON AGRICULTURAL RESOURCES
The project site is located in an urbanized area, and there are no agricultural resources located in proximity to
the project site.
The Lead Agency has determined that based on the information above, no significant impact on agricultural
resources is anticipated.
IMPACT ON AESTHETIC RESOURCES
The project site is visible from the public right-of-way used for routine, multi-modal travel by area residents,
and is an existing use proposed for continuation. The remainder of the corridor is commercial in nature, and
there are no known listed or locally recognized aesthetic resources in the vicinity of the project. See also section
on Community Character.
The Lead Agency has determined that based on the information above, no significant impact on aesthetic
resources is anticipated.
IMPACT ON HISTORIC AND ARCHAEOLOGICAL RESOURCES
The project site is located on an area that has experienced significant prior disturbance. Furthermore, there
are no sites, districts or buildings listed or on the State and National Register of Historic Places substantially
contiguous to the project site.
The Lead Agency has determined that based on the information above, no significant impact to historic and
archaeological resources is anticipated.
IMPACT ON OPEN SPACE AND RECREATION
The project is an expansion of an existing car dealership, on a site already being used as such. The project does
not propose to impact any open space or recreational resources.
The Lead Agency has determined that based on the information above, no significant impact to open space
and recreational resources is anticipated.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
4
IMPACT ON CRITICAL ENVIRONMENTAL AREAS
There are no Critical Environmental Areas located within the City of Ithaca.
The Lead Agency has determined that based on the information above, no significant impact to critical
environmental areas is anticipated.
IMPACT ON TRANSPORTATION
According to the site plan submitted October 26, 2018:
“We’re planning on providing a new parking configuration and striping layout to portions of the
site along with a new sidewalk inside the lot to the north side of the building. This sidewalk will
provide a new walk path for customers to view cars and also connect the service area of the
building for the many customers who walk to the site to/from Wegmans. We are currently
showing a total of +/- 311 total parking spaces for customer, service parking, employee and
display car parking. Parking quantity is driven by Ford Corporate requirements.”
There will be temporary transportation impacts during the construction period, from [need dates].
For discussion/additional information needed
x Need to identify how many existing parking spaces vs. proposed parking spaces (+/- 311) are
to be included in site configuration.
x Need information on construction staging.
x Need information on the number of truckloads of material to be removed from the site.
IMPACT ON ENERGY
According to site plan information provided by the applicant on October 26, 2018, construction of the
additions will consist of the following:
“[The JSA] team is led by a sustainably focused and LEED accredited mechanical engineers. The
design goal of the new mechanical system is to design an energy efficient system replacing
current inefficient systems. Our engineers are currently working on the new system design.”
The internal layout of the building will be reorganized to improve employee flow, and will include
expansion of second floor offices, new customer bathrooms and new parts of customer waiting areas.
More information needed to complete section
x Estimated energy usage
IMPACT ON NOISE, ODOR & LIGHT
According the site plan review application provided by the applicant, construction will last approximately 7
months. The project is located in an urban, commercial area. Noise impacts during construction are
anticipated, and will be limited to the hours of 8 a.m. to 8 p.m. Monday through Friday, and 8 a.m. to 6 p.m.
on Saturday, as specified by the applicant. Paving and concrete installation work are anticipated to produce
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
5
odors that may exceed more than one hour per day, but will be limited and diminish in the evening and once
that scope of construction is completed.
Following construction, noise impacts will be limited to heavy equipment operation, deliveries, customer and
employee cars, inventory test drives and storage. These noises are consistent with current use of the property
and will not be elevated above existing levels.
x Mitigation measures for odor, noise etc.
IMPACT ON HUMAN HEALTH
x Need information on existing site operations, and proposed conditions.
CONSISTENCY WITH COMMUNITY PLANS
The east addition proposed for the building will require a zoning variance due to a front yard setback that
exceeds the maximum specified for the district. The addition will bring the building six feet closer to the street,
but is estimated to have a setback of 69-feet 3-inches, compared to the required maximum of 34-feet required
for the district.
In addition, architectural guidance is outlined in the Design Guidelines as follows:
“The commercial business in the Southwest Area Land Use Plan will be local and regional
destinations. The architectural character of individual and groups of buildings should be
coordinated to contribute to a locally distinctive identity and sense of place. Commercial
development should conform to the following architectural characteristics. The Planning
and Development Board may provide exceptions for buildings of architectural merit.
• Primary exterior materials for commercial buildings are limited to masonry,
including brick, stone, and block on all elevations;
• Buildings should have at least two masonry types or colors used on its primary
facade;
• The base of buildings should include a "watercourse" 18" in height of concrete or
masonry on all facades;
• Masonry pilasters and/or bays should occur every 40' horizontally and 20' vertically.
Projections should be at least 3". Masonry projections should occur on all facades.
• Primary building entrances should be recessed for a full door swing or not less than
3 '-0";
• Windows, awnings and arcades should not occupy less than 35% of the primary
building facades with frontage on a street;
• The design of rear elevations of all buildings should be compatible with materials
used on other elevations. This includes the 18" concrete or masonry "watercourse"
and masonry pilasters and/or bays occurring every 40' horizontally and 20'
vertically. Compliance with this may be mitigated by the use of vegetation.
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM – Part III
Project Name: Maguire Lincoln, 504 S. Meadow St.
Date Created: 11/16/2018
6
• Roof-mounted equipment and mechanicals shall not be visible from any ground
angle, and should be an integral part of overall architectural design with regard to
form, materials and color. Penthouse structures should be used when the roof is
clearly in view from the gorge trail of Buttermilk Falls State Park.
x Need more information regarding the façade improvements from the applicant.
CONSISTENCY WITH COMMUNITY CHARACTER
x Need more information on the proposed façade design as it develops; consistency with
surrounding structures/development.
Prepared by: Lisa Nicholas, AICP, Senior Planner and revised by the Planning Board